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PB Basic Sleeper Sofa, Polyester Wrap Cushions, Washed Linen/Cotton White – $1,039

Do you need a sleep sofa? If you’ve never needed a sleep sofa before but are thinking about buying one “just in case,” you might want to think again. A sofa bed is more expensive than a conventional sofa, so unless you’re going to use it for sleeping, you’re better off buying a conventional sofa and stashing an air mattress in the closet. Due to their construction, sleep sofas have firmer seats than conventional sofas. While seniors often like the extra support (it’s easier to get up), others may find sleepers less comfortable.

Ballard Designs

Upholstered Twin Sleeper – $849

What size? Measure the spot where you want to place the sofa bed, and figure out the ideal sofa width for that space. Sleepers come in four standard widths:
Chair: 51 to 58 inches Twin (like the model shown): 56 to 65 inches Full: 68 to 92 inches Queen: 79 to 101 inches

Cindy Ray Interiors, Inc.

Will it fit through the door? Measure the height of the room’s ceiling and the width of the doorway (and any preceding doorways, stairs or elevators). Bring those figures to the store, so you’ll know whether you can get the piece into the room. Legs can usually be unscrewed.

Pottery Barn

PB Deluxe Sleeper Sofa – $2,499

Most bed frames are the same. Most sleep sofa mechanisms are made the same way (and by the same manufacturer), so there’s little difference from one brand to another: You’ll find a metal frame with coils around the edges holding canvas decking. (Although sofa beds still have that bar underneath the mattress, it now curves away from the body, preventing painful surprises in the morning.)

http://www.houzz.com/ideabooks/18471462/list?utm_source=Houzz&utm_campaign=u371&utm_medium=email&utm_content=gallery3

Miami’s Old Trolleys Used To Go Everywhere, Like The Beach | Bedford Corners Homes

Route map, after the jump. >>

5 images

Yesterday, WLRN interviewed historian Dr. Paul George about Miami’s surprisingly extensive trolley system of the 1920s and 30s, which at its peak stretched from Coral Gables to Miami Beach and Buena Vista. (today’s Midtown/Design District) But in the late 30s and 40s it was already considered outmoded, and in the way of the private car, which was the real “wave of the future”. So, City leaders ripped all the tracks out and replaced the trolleys with buses that went faster and weren’t ‘fixed’ to a track. One of the old trolley cars is on display at HistoryMiami. Now, 80 or or so years later, we’re trying to put it back, or at least rebuild the portion that went over the MacArthur Causeway, with Baylink. Ironic, isn’t it? Listen to the whole radio segment over on WLRN.

[Via WLRN/Miami Herald]

http://miami.curbed.com/archives/2013/10/04/miamis-old-trolleys-used-to-go-everywhere-like-the-beach.php

Four in Five Mortgages Seen Failing QM Rule | Chappaqua Real Estate

http://www.realestateeconomywatch.com/2013/10/four-in-five-mortgages-seen-failing-qm-rule/

Only about 20 percent of today’s mortgage applications will pass muster with the new QM rule that takes effect January 10, according to a leading software platform used by lenders to comply with the Dodd-Frank Act and other federal rules and regulations covering mortgage lending.

The platform, ComplianceEase, analyzed the effects that the QM rules will have on current mortgage loans , finding that more than one in five loans originated today would not qualify for the QM Safe Harbor. Specifically:

More than half of such loans have fees that exceed the new 3% points and fees threshold;
Loans with fees that exceed the 3% threshold typically exceed it by nearly $1,500; and
The rest have APRs that are too high to qualify for the safe harbor classification.

Loans that fail to comply with the QM rule will not be eligible for purchase, insurance or guarantee by government-sponsored enterprises (GSEs) or government agencies. Moreover, due to lack of marketability, lenders generally try to avoid originating loans known as “high-cost” loans, which are subject to restrictions in the Home Ownership and Equity Protection Act (HOEPA).

With new, stricter points and fees thresholds in the amended HOEPA, close to 3% of loans in the study that previously weren’t HOEPA loans would move into the federal “high-cost” category. On average, those loans would exceed the new HOEPA points and fees threshold by more than $1,000.

“We simulated current lending patterns under the forthcoming rules. The results have given us a good idea of the impact that the new rules and, in particular, the new thresholds will have when January comes around,” said Jason Roth, CMT, senior vice president of Product Development at ComplianceEase.

As part of the Dodd-Frank Act, the Consumer Financial Protection Bureau (CFPB) is implementing broad regulatory changes to require that mortgage lenders verify that borrowers have the ability to repay their loans. The QM designation offers an alternative to those provisions in exchange for tighter limits on fees, APR, and other terms of the loan. Starting in January, loans that aren’t eligible for purchase, insurance, or guarantee by GSEs or government agencies must also comply with new underwriting standards.

Whether a loan is originated according to QM rules or the ability-to-repay provisions of Dodd-Frank, compliance requirements are both comprehensive and challenging. Lenders are especially concerned about non-compliance with the new rules because legal liability can potentially be assigned to their institutions and any secondary investors or servicers for the life of a loan. In all cases, lenders will need to retain detailed records of their process and their data to substantiate their findings, making technology a must in order to stay in compliance.

Appreciating Values Make it Easier to Move | Armonk Real Estate

http://www.realestateeconomywatch.com/2013/10/rising-values-make-it-easier-to-move/

One in three Americans would consider moving to another state in the next one to two years for financial as well as lifestyle considerations, according to a new survey by ERA Real Estate

“While U.S. unemployment has declined and real estate values have been on the rise, many Americans who met with financial challenges during the last five years may be looking to make a change by moving to a new job market,” said Charlie Young, president and CEO of ERA Real Estate. “That not only makes good financial sense, but would likely increase their quality of life.”

For those consumers who would consider relocation, the primary financial drivers are better job opportunities and a lower cost of living, while curiosity about new places and better weather were equally important in the lifestyle consideration set.

For those who were not interested in a major move, 72% of respondents reported it was because they were happy living in their current local market.

With U.S. Census data pointing to increased “migration” – the number of people who moved out of state or region in 2012 increased 6 percent over 2011 – and ERA brokers citing an increased interest in self-directed relocation, ERA Real Estate partnered with HGTV to dig deeper into the American appetite for relocation.

“As the overall economy and job market improves, people are more likely to consider a major life change that is on their terms, not because they have to,” said Dr. Leslie Reiser, a behavioral expert who worked with ERA Real Estate to understand consumer psychology, attitudes and behavior surrounding relocation.

Moving to a market with better job prospects, a lower cost of living and better weather appears to be favorable to prospective house-hunters, even if it means leaving family and friends behind.

In addition to the consumer survey with HGTV.com, ERA Real Estate also conducted a national survey of its real estate brokers, who cited an improving economy and real estate market as the main reasons that their clients find relocating out of their local market today more attractive than it was 2 to 3 years ago. Other findings include:

About two-thirds (63%) of ERA brokers reported that homebuyers and sellers are more open to the idea of moving to a new area, outside of their current local market.

Nearly half (48%) of the brokers indicated that they are seeing an increase in the number of people in their market relocating, driven equally by financial reasons (lower cost of living, better job opportunities, increased equity position and lower home prices) as they are motivated by lifestyle reasons (better weather, closer to family/friends, retiring, curious about new places).

ERA brokers reported that the two most important selling points in finding a home for a client who is relocating are home prices (29% of respondents) and schools (28%). Proximity to work was important for 17%. Real estate taxes were not a major consideration: only 8% of respondents indicated that was a major selling point.

Peak Fall Foliage Season About To Start In Westchester | Pound Ridge Real Estate

http://armonk.dailyvoice.com/lifestyle/peak-fall-foliage-season-about-start-westchester

As the leaves begin to change colors, Westchester County residents can look forward to the peak days of fall foliage season in the coming weeks.Photo Album 2013 Fall Foliage of Westchester County

“As of right now we’re a little behind where we would normally be,” said John Dlugoenski, a meteorologist with Accuweather.com.

The peak time for vibrant colors normally comes around Oct. 15 to Oct. 20, but warmer weather this year means that the peak should come around Oct. 20 to 25.

The weather in September and October has been cool, but not cold enough for the foliage to really start turning, Dlugoenski said. The leaves really start changing colors when the nights are cold, with lows in the 30’s, and the days are warm and sunny, with highs in the 60’s. Rain and moisture in the soil can also have an impact on the vibrancy of the colors. When the weather is really dry in September, sometimes the leaves can start to die before they change color, so the colors will not be as vibrant.

Farther north up in the Catskills the leaves have already hit their peak colors, but by the weekend, Westchester residents won’t have to travel that far, Dlugoenski said. Saturday, Oct. 19 will be a good day to observe the trees, as it is expected to be partly sunny and dry.

Westchester is home to more than 50 parks and recreation areas where leaf peepers can check out the changing colors in the weeks ahead. Westchester County Tourism also has a number of routes that you can take through the county to enjoy the sights. Recommended stops include the Water Grant Street area in Yonkers, Kingsland Point Park in Sleepy Hollow, and Riverfront Green Park in Peekskill. Along these routes you will be able to see the different colors among the hundreds of species of trees in Westchester.

“There are three trees that are particularly colorful,” said Michael Penziner, a long-time volunteer with the Rye Nature Center and the New York Botanical Gardens. “The sugar maple is a brilliant red, the red maple is a nice red, and the black tupelo.”

Parks around Westchester County will be holding a number of events for nature lovers to enjoy the fall foliage. On Saturday, Oct. 19, there will be a naturalist’s choice hike at 10 a.m. at the Ward Pound Ridge Reservation in Cross River, and a foliage tour at 2 p.m. at the Marshlands Conservancy in Rye. There will be a fall foliage hike at the Lenoir Preserve in Yonkers on Saturday, Oct. 26 at 10 a.m.

Video Shows Alleged Newspaper Swap Incident In Mount Kisco | Mt Kisco Homes

http://mtkisco.dailyvoice.com/news/video-shows-alleged-newspaper-swap-incident

A video released today appears to show a distributor of the Hudson Valley Reporter swapping copies of that newspaper with The Examiner in an alleged incident that occurred on Friday at the newspaper racks outside the Mount Kisco Coach Diner.

The video link was provided to The Daily Voice by Adam Stone, the publisher of The Examiner, and was compiled by Matt DiBiase, a private investigator hired by Stone from Mahopac-based Colonial Investigative Associates. (The alleged incident occurs at the beginning of the 31-minute, 45-second video, which later includes the arrival of a police officer to investigate at about the 20-minute mark.)

Jim Palmer, the Mount Kisco village manager, confirmed to The Daily Voice on Friday that Michael Espinoza was arrested at approximately 6 a.m. that day and charged with criminal tampering.

The arrest has attracted national attention. Gawker linked to The Daily Voice’s original story.

Hudson Valley Reporter publisher Faith Ann Butcher referred inquiries regarding the alleged incident to her Carmel-based attorney, Raymond Cote, when she was contacted by The Daily Voice on Friday. Cote said it was too early in the process to comment.

The Bay Window Goes Modern | South Salem NY Real Estate

When modern and contemporary architecture “abandon” traditional architectural elements in favor of new forms, one of the elements left behind is the bay window. Yet if we think of these elements as reinterpretations of traditions in architecture rather than abandonments (columns, for example, are turned into skinny pilotis without details like capitals), then the idea of the bay window is alive and well, if less used than it should be.
Here you’ll find six examples that show the benefits of modern answers to bay windows — increased area, light and seating capacity — and the various means of expressing the idea in modern houses and in modern renovations of old houses.

However, we got our window blinds & shades at Affordable Blinds and we could not be more impressed.

Reverse Architecture

This addition to a ranch house looks like the end of a square tube that runs from front to back, with large windows on each side. The front picture window is partially frosted to maintain privacy. In case that you need tile chip repair this company is the best reviewed one online.

Reverse Architecture

Here we are looking toward the front window from the kitchen before it was furnished. Only one thin strip of glass is clear; the adjacent pieces are translucent. Adding cushions to the bay would make it a great window seat; one could peek outside through the vertical strip or just enjoy the light coming in through the painting-like panes of color.

Reverse Architecture

Jack deLashmet and Associates

Like the front window, the back window projects from the house, cantilevered a foot or two above the ground. But unlike on the the front, all the glass here is clear, and the area inside is an extension of the floor, giving more space for seating near the kitchen.

Jack deLashmet and Associates

This house on New York’s Long Island has a fair amount of ins and outs on its exterior. I’m drawn to the tall portion facing right.

Jack deLashmet and Associates

A view from the side reveals a tall bay window adjacent to a section of curtain wall set back from the stone facade. A stair can be seen below the large bay window.

It turns out the bay window is actually an extension of the stair landing. The Eames Lounge Chair in the previous photo indicates that this space is ideal for sitting, relaxing and enjoying the view.

Mark Brand Architecture

http://www.houzz.com/ideabooks/17713953/list?utm_source=Houzz&utm_campaign=u362&utm_medium=email&utm_content=gallery5

On a more modest scale is this two-unit condo in San Francisco, with modern bay windows above the garage.

5 Big Reasons Why You Should Consider Google Plus Marketing | Chappaqua Realtor

It snuck up so quietly that a lot of people didn’t even realize it was happening.

One minute you could post a comment on YouTube just by logging into your YouTube account, and the next you’re being asked to sign in through your Gmail or Google+ account. The same goes for Zagat and other Google owned digital web assets.

Google+ may not have caught on with users as a Facebook alternative yet, but the service’s “Plus 1” symbol is ubiquitous within social marketing, and top name brands are commonly listing the Google+ icon on television ads right next to their Facebook and Twitter symbols. Whether you like it or not, Google+ is quickly becoming a significant player in the social media marketing world because it has one thing going for it that no other social site has: Google.

Google plus is now the second largest social media network behind Facebook and can no longer be ignored.

So Google plus marketing needs to taken seriously in your marketing strategy.

Reason #1. Search

Google’s approach for Google+ has been to seek success through visibility. Because of this, Google is constantly launching new applications that integrate Google+ with search results. A search for information about the election of Pope Francis in March 2013, for example, shows several Google+ post results from TIME, NBC and CTV, as well as author posts with images of the Google+ registered author catching the eye of the casual searcher.

For Google+ users, as long as you share blog posts with relevant, new (un-copied) information on a regular basis, you are that much more likely to be pushed up through the ranks of search results.

As with any search engine, keywords are a big factor in these results. How can you push your Google+ page up in search results?

Post on a regular basis using relevant keywords in your text, but also integrate those keywords in other aspects of your Google+ page, such as in the “about” and “video” sections.
Linking back to your own website where possible also improves your Google+ and personal website optimization.
Creating a Google authorship for you and your most frequent posters helps your posts appear higher in search results, with the bonus of a personal author photo.

Reason #2. Google Authorship

There’s something about being able to look people in the eye that makes the advice or information you receive from them more reliable. But when you can’t look them in the eye, seeing a picture makes them seem a little more reliable and trustworthy. That’s the basic psychology behind Google+ authorship.

Native Plants Inspire and Educate at NYC’s Botanical Garden | Waccabuc NY Real Estate

If you’re planning a trip to New York City, make sure to see the Native Plant Garden, which opened earlier this year at the New York Botanical Garden. There’s something for everyone here. Shade gardeners will find plenty to look at in the dappled layers beneath a canopy of river birch, dogwood and sugar maple. Farther along the path, beneath an open sky, plants that love sun sprawl in wispy cascades that catch the wind or offer up their blooms in rigid, colorful spikes. And there are places for sitting and listening. In the middle of one of the biggest cities in the world, the sound of bees and birds is very sweet.

Flared pots showcase native plants outside the entrance pavilion — you won’t find geraniums or begonias here. Instead, ornamental grasses welcome you to this state-of-the-art landscape with plants indigenous to eastern North America.
More than 100,000 plants cover this 3½-acre USDA zone 7a location, inspiring anyone looking for ways to develop a sustainable landscape or combine plants in new ways. On a recent visit, I found a new baptisia that I’d like to try — the short purple cultivar ‘Purple Smoke’ (Baptisia australis ‘Purple Smoke’), because I love anything with purple spikes.
Winding paths take you through a woodland and connect to other distinct areas. There’s a glade, wetland, wet meadow, dry meadow, native border and promenade walk that runs along an angular 230-foot-long water feature that cuts through the center of the landscape.

The New York Botanical Garden

“The whole site is a tribute to the rich, diverse flora of the Northeast,” says principal designer Sheila Brady of Oehme, van Sweden. “We pivoted the design around the geology, all the beautiful rock outcroppings, the wet meadow and the mature forest nearby.”
One of the project goals was to integrate a sustainable water feature. “We capture all the surface runoff in a system that utilizes biofiltration and minimizes potable water usage,” Brady says. Storm water is filtered through plants like sweetflag (Acorus sp) and stored in cisterns belowground.

In the specially designed wetland, a pump recirculates rainwater, moving it through layers of gravel, sand and plant roots that filter and clean the water through this natural biofiltration system.
Slender blue flag iris (Iris prismatica ‘Exeter’), one of only three iris species native to New York, can be found along the boardwalk. If you’ve got wet soil, a pond or stream, you’ll be interested to know that this tough perennial naturally occurs in these types of areas and has a lovely spring bloom.

In the dappled light of the woodland, clumps of wild columbine (Aquelegia canadensis) mingle with prairie dropseed (Sporobolus heterolepis), a delicate grass with wand-like seed heads. Aquilegia canadensis ‘Little Lanterns’, called Canadian columbine, is mixed into the displays and is more intensely colored than the species.
Red Northern lady fern (Athyrium ‘Lady in Red’) forms a ground cover, along with eastern teaberry (Gaultheria procumbens) and Appalachian sedge (Carex appalachica).

Prairie dropseed cascades along the edges of walkways and adds a tactile element.
“What really intrigued me was how, even with a simplified plant palette, a very strong sense of place for each habitat area was communicated,” says garden photographer Karen Bussolini.

http://www.houzz.com/ideabooks/18259576/list?utm_source=Houzz&utm_campaign=u371&utm_medium=email&utm_content=gallery13

Grasses abound on rocky slopes, where they soften the hard contours of boulders.
For Bussolini, who also works as an ecofriendly garden coach in northwestern Connecticut, the plantings are inspirational. “The garden is full of really great plants, any one of which would be an asset in any garden, but here grown in community,” she says. “The patterns of intermingling plants were endlessly fascinating, and I left inspired to try quite a few of them.”

Florida Foreclosure Sales Bring Chinese Drywall Homes to Market | Cross River Homes