Coastal Housing Today

Operation Dixville

2010-03-16T08:57:00.000-07:00

“Urban renewal, one heart at a time”
by Dave Hall
Operation Dixville/First Baptist Church Brunswick

Chris Sharer, a 9th-grade volunteer from the St. Williams Catholic Church youth group, helps others paint the siding of a house on Wolf Street in Brunswick during last summer’s Dixville Project on Tuesday, June 23, 2009. Youth from all over the community will come together again this summer to continue what project coordinator Dave Hall of First Baptist Brunswick calls, “Urban renewal, one heart at a time.” (photos by Eliot VanOtteren)

Imagine looking out your window one hot and muggy afternoon in July, and seeing dozens of students piling out of vans and buses across the street from your house. While you watch, they spend the next several hours transforming a yard overrun with disposable items, litter, and seasons of uncut grass, brush and trees into a beautifully manicured yard.

Now imagine waking up the next day, and seeing more students coming out of more buses to that same yard. You watch again, this time from the shade of your porch, as they power wash the house, and make minor exterior repairs. They wave as they leave, and you wonder- “who are these kids?” For the third day in a row, another group of kids, this time with ladders and paintbrushes arrive, and over the next few days, another home in need becomes a clean, bright place for the neighborhood to be proud of. Then you learn: It was free.

This scene is repeated over and over each summer as Operation Dixville pours as many as 2200 volunteers into the city centers residential areas. Operation Dixville functions jointly with local churches, city and county offices, and other entities such as the Georgia Baptist Convention and SuperWOW camps on Jekyll Island. Keep Brunswick and the Golden Isles Beautiful is a partner, as is Weed and Seed and The Gathering Place. Operation Dixville gets its name from a 12-block effort in the Dixville area of Brunswick.

From left, 9th-grade volunteers from the St. Williams Catholic Church youth group, Abby
Rogstad, Savannah Barrow and Nick Rogstad, help other volunteers gather trash from an empty corner lot on Wolf Street in Brunswick during last summer’s Operation Dixville on Tuesday, June 23, 2009. (photos by Eliot VanOtteren)

Operation Dixville gives students a chance to learn work ethic and basic skills needed in everyday life. Students pay their own transportation, housing and food costs to attend Operation Dixville, which means that the project can operate with volunteer staff. Every cent donated to Operation Dixville goes toward materials and supplies.

Students report an eagerness to share the love they have for God, and what He means to them, with the community they work in. It is this faith that drives them to spend summer vacation working in the full sun and heat of the Golden Isles.

Operation Dixville will be working in the Norwich Corridor again this year, with most of the work going on during the weeks between June 14 through July 4.

Operation Dixville works at homes of single women, senior adults and the handicapped. They will work on homes that have a male presence, as long as the male is willing to assist with the labor. They do not work on rental homes.

Operation Dixville will again work on cleaning streets and alleyways, and will work with the Norwich corridor’s business owners as well.

Operation Dixville is open to anyone with time and energy that they are willing to spare. Materials and supplies are always needed. Donations in cash, materials, supplies or tools, are handled through the student ministry offices at First Baptist Church Brunswick, or Wesley St Simons Island United Methodist Church.

For more information, to volunteer, or to make a donation to Operation Dixville please contact Dave Hall or Chandis Buck at 912-265-4150, or email us at dhall@fbcbrunswick.com.

DCA rewards first-time homebuyers for good credit

2010-03-16T08:54:00.000-07:00

by Beth Spears
Georgia Department of Community Affairs

“REWARDS” is the newest lending option offered by DCA’s, Georgia Dream Homeownership Program.

The program offers Georgia homebuyers who have maintained or rebuilt to a minimum 660 credit score $5,000 in down payment assistance if the purchase price is $150,000 or less, and $7,500 if the purchase price is more than $150,000.

The Georgia Dream “REWARDS” program provides downpayment assistance to borrowers in Glynn County with annual household incomes of up to $61,000 for one-to-two persons households, and $72,000 for households of three or more persons.

Eligible borrowers must meet the credit requirements for an FHA, VA or USDA first mortgage loan.

For more information on the Georgia Dream Homeownership Program, and for a list of lenders, go to www.dcaloans.com or call 1-800-359-HOME (4663).

Hope House

2010-03-16T08:52:00.000-07:00

Transitional housing for victims of domestic violence
by Lori M. Moody
Glynn Community Crisis Center, Inc.

Glynn Community Crisis Center is a non-profit agency providing services to victims of domestic violence and their children, primarily from Glynn and McIntosh counties. As a whole the agency provides many free and confidential services, including a 24-hour hotline, emergency shelter, legal services, counseling, family support and community outreach.

By 2007, the agency’s emergency shelter was operating at 95 percent capacity with an increase in the number of nights families needed shelter, primarily due to the lack of affordable housing. The logical solution was to expand the program to include transitional housing, and so began the dream of Hope House.

In November of 2007, GCCC received generous funding from a local philanthropy specifically to start a transitional living program. A building, formerly used as administrative offices, was converted to transitional housing, consisting of three apartments. The new complex was named Hope House with the desire that with time and support, women and children would move on to brighter lives as they gain self-sufficiency in a non-violent environment.

The 2-year program is designed to allow clients to live independently, with supportive services offered as required and as needed. Through the Promoting Safe and Stable Families grant and St. Mary’s Foundation it is possible for GCCC to lease housing units and pay for utilities such as electricity, water and telephone.

Today the Hope House Transitional Living Program is operating at full capacity, housing three moms and six children, ranging from toddlers to pre-teens. Each families resides in their own fully furnished apartment while working toward goals they have set for themselves.

The current residents have gained valid drivers licenses, purchased a vehicle, became Georgia Work Ready, enrolled in General Educational Development classes, enrolled in the Certified Nursing Assistant program and saved more than $3,000 dollars toward their future housing needs.

Through the continued support of the Hope House program these families will remain on track toward their goals; which include safety and stability.

For more information on volunteering please contact Meredith Tolley at 912-264-4365. For victim services please call our Amity House 24-hour hotline at 912-264-HELP (4357).

Habitat for Humanity’s “Partner Families”

2010-03-16T08:47:00.000-07:00

by Bert Brown
Habitat for Humanity of Glynn County GA, Inc.

Habitat for Humanity’s mission is to eliminate substandard, unsafe and overcrowded housing in Glynn County by building and selling houses to low income families that would be unable to acquire a mortgage by other means. To make this happen, four major components must come together – A qualified homeowner, a buildable lot, volunteers and funding.

The requirements for homeownership are: Need; Ability to pay; and Willingness to partner with Habitat for Humanity.

The first requirement is that the family has a need, meaning that they are currently living in substandard, unsafe or overcrowded housing. Once a family’s application has been accepted, members of the Family Select Committee visit the current living space to validate the need. The family must have been a resident of Glynn County for at least one year. The family‘s income should be approximately 60 percent of the median family income of the local population.

The family must also demonstrate their ability to make the monthly payment; including the mortgage, taxes and insurance. A typical monthly payment for a new home is calculated by dividing the cost of construction (using volunteer labor) by the number of months in the mortgage. There is no interest charge. For example, if the cost is $65,000 to build a house and the mortgage is for 25 years, the monthly mortgage is about $217. With escrow for property taxes and insurance, the monthly payment is under $350. During the application process, the family’s credit is checked and current budgets are prepared and compared to an anticipated homeowner’s budget.

Once the family has been selected and approved by the Habitat for Humanity Board of Directors they become a “Partner Family”. Each adult in these families must work at least 300 hours to build “sweat equity.” Fifty of these hours must be performed on other Habitat for Humanity homes before construction of their home. The family must participate in 10 hours of personal financial education. The family is also responsible for maintenance and repairs of their own home.

For further information, and to apply to become a Habitat for Humanity partner family, contact the Habitat for Humanity office at 912-265-7455, or email housing@habitatglynncounty.org.

Live, work and play in Brunswick

2010-03-16T08:45:00.000-07:00

by Matthew Hill
Brunswick Downtown Development Authority

Look around at the rich diversity of architectural styles that make up the work of art we call Brunswick. Gothic Revival, Italianate, Second Empire, Queen Anne, Folk Victorian, Prairie, Stick and Craftsman. We have more historic buildings in one location than almost any other city in Georgia.

Retail businesses are woven seamlessly into the fabric of a real working, breathing town, which provide all the services and amenities traditionally associated with a healthy, vibrant city. The merchants work together through the Downtown and Norwich business associations to ensure a thriving retail market for all.

If you’re in the mood for entertainment, Brunswick offers outstanding live performances along with literary events, art classes and workshops. In addition, the Ritz Theater serves as a home to the Golden Isles Art and Humanities Association. The headquarters of the Three Rivers Regional Library system is based right downtown and offers reading programs for kids, film series and internet access. Brunswick’s parks and squares, laid out in the original city plan, offer a variety of activities for the whole family. From the shrimp boats and concerts at Mary Ross Waterfront Park to the state-of-the-art pool and ball fields of Coffin Park, there’s something for everyone. Neighborhood parks such as Orange Square and Hanover Square give residents a place to relax or play games with the kids; all within walking distance of home.

Revitalization in an existing city district rather than building new buildings is very good for the environment. People who work or live in most neighborhoods can easily walk to restaurants, stores, banks, professional offices, theaters, even churches and temples, reducing dependence on cars. That’s good for air quality. It’s also good for water quality, since the oil runoff from asphalt-paved roads pollutes groundwater.

Many historic buildings are inherently good at conserving energy. The tall ceilings allow hot air to rise, where ceiling fans re-circulate it. Transom windows funnel light into the ground-floor space, where light-colored ceilings reflect it back into the building. Awnings deflect heat during hot months, but are retractable to let heat in during cold months.

Convinced? A growing number of community leaders are. At its most basic level, neighborhood revitalization is the ultimate form of recycling. So, be kind to the earth. Join the thousands that have chosen Historic Brunswick as a place to live, work and play.

Loan modification scams

2010-03-16T08:41:00.000-07:00

by Marshall E. Crawford, Jr.
NeighborWorks America

Rita Santos was having trouble keeping up with her mortgage payments. When served with foreclosure papers in December of 2008, she approached a financial company whose television advertisements promised foreclosure assistance.

The company told the single mother of a son with disabilities that it could modify her home loan for a fee of $1,600. So Rita wrote a check for $600 to get the process started. But when she called the office to follow up, no one would take her calls. Her messages went unreturned for months.

When Rita finally did hear back, it was a demand for the other $1,000—even though the company had nothing to show for the money and time Rita had already invested. “I was desperate,” Rita recalls. “My heart goes out to anyone who has been taken by these scam artists.”

Rita called the U.S. Department of Housing and Urban Development for advice. That’s how she found local NeighborWorks® America affiliate Centro Campesino Farmworker Center, Inc.—and discovered it’s against the law for companies like the one she was working with to charge for loan modification assistance. Centro Campesino immediately began working with Rita, explaining step-by-step how to file for a loan modification on her own.

It took a detailed diary, notarized paperwork, two court extensions, even letters to state legislators, but Rita was approved in September of 2009. Her home is safe, thanks to trusted advice from Centro Campesino and her own initiative.

“There’s help out there,” Rita says. “But as the homeowner, you have to be prepared to do your part too.”

It’s a growing problem across the country: Homeowners facing foreclosure are losing their money, and their homes, to loan modification scams. Information is your best defense. If you see the signs of a scam and know the facts, you can protect yourself.

Scams aren’t always easy to spot. Here are six red flags to indicate that you may be dealing with a loan modification scammer:

1. A company/person asks for a fee in advance to work with your lender to modify, refinance or reinstate your mortgage.

2. A company/person guarantees they can stop a foreclosure or get your loan modified. Nobody can make this guarantee to stop foreclosure or modify your loan.

3. A company/person advises you to stop paying your mortgage company and pay them instead. Despite what a scammer will tell you, you should never send a mortgage payment to anyone other than your mortgage lender. The minute you have trouble making your monthly payment, contact your mortgage lender.

4. A company pressures you to sign over the deed to your home or sign any paperwork that you haven’t had a chance to read, and you don’t fully understand.

5. A company claims to offer “government-approved” or “official government” loan modifications. They may be scam artists posing as legitimate organizations approved by, or affiliated with, the government. Contact your mortgage lender first. Your lender can tell you whether you qualify for any government programs to prevent foreclosure. Remember, you do not have to pay to benefit from government-backed loan modification programs.

6. A company/person you don’t know asks you to release personal financial information online or over the phone. You should only give this type of information to companies that you know and trust, like your mortgage lender or a HUD-approved counseling agency.

Loan modification scams are proliferating at a rapid pace. Every day, scam artists prey on unsuspecting homeowners who are facing foreclosure. These homeowners are losing thousands of dollars and their homes—lured by the promise of loan modification help.

To combat this issue, Congress asked NeighborWorks America to launch a national public education campaign. The campaign will empower homeowners to protect themselves against loan modification scams, find trusted help and report illegal activity to authorities. For loan modification guidance or to report a scam, call: 1-888-995-HOPE (4673).

NeighborWorks America is working with national, state and local partners on the ground, and 235 community-based affiliates. Together, we will alert thousands of homeowners in hundreds of at-risk communities through real-life scam stories, fliers, postcards, e-cards, posters, print advertising, local PSAs, events, word of mouth and social media activity.

NeighborWorks America is also working with a variety of government agencies and non-profit organizations in a multi-agency show of force to crackdown on loan modification scams.

Our partners include The Federal Trade Commission, The U.S. Department of Housing and Urban Development, The U.S. Department of Justice, The U.S. Department of the Treasury, State Attorneys General, National Fair Housing Alliance, Homeownership Preservation Foundation, Fannie Mae, Freddie Mac and the Lawyers’ Committee for Civil Rights Under Law.

Many other national, state and local organizations lend their time and expertise to our campaign. Get customizable materials to fight loan modification scams in your community at http://www.loanscamalert.org/default.aspx (available in 5 languages).

Foreclosure crisis help

2010-03-16T08:30:00.000-07:00

“...many are forced to make tough decisions about their financial future, including the home they live in.”
by Millicent Harwell
Totally Free, Inc.

We have seen some unprecedented events regarding the economy and the real estate market in recent years, personally effecting families from all walks of life.

In the midst of the shocking events in our financial world, across the board many families have arrived at a place where they are forced to make tough decisions about their financial future, including the homes they live in.

Are you or a loved one facing challenges with your mortgage payment? The Making Home Affordable program (www.makinghomeaffordable.gov) is part of the Obama Administration’s broad, comprehensive strategy to get the nation’s economy and the housing market back on track.

The program offers two different potential solutions for borrowers needing assistance: (1) Refinancing mortgage loans, through the Home Affordable Refinance Program (HARP), and: (2) Modifying mortgage loans through the Home Affordable Modification Program (HAMP).

Those facing default or possible foreclosure need to know the facts. Georgia’s foreclosure process is non-judicial. The timeline of initiation of foreclosure to the foreclosure sale is 90 days, that’s only three short months. In most cases there is no jury trial and foreclosure sales take place at the courthouse steps on the first Tuesday of the month.

The illustration above demonstrates a typical time-line for foreclose on a property in the State of Georgia, from the time of the first missed payment until foreclosure. (Illustration provided by Totally Free, Inc.)
The information provided in this illustration may vary from case to case and is only provided as a sample for reference.

Totally Free, Inc. is a U.S. Department of Housing and Urban Development approved housing counseling organization that offers foreclosure prevention counseling services free of charge to anyone who needs assistance. We can work with you through any mortgage challenge you may be facing.

Remember, crisis can also bring opportunity. If you are in crisis, we urge you to contact us for help. We can explain to you in greater depth your potential options. We can also give you a better understanding of the process and help find the right solution.

We can help you determine if you are program eligible and also work with you to find a workout plan that best suits your individual situation.

I have been told that crisis can have a dual meaning: “danger equals opportunity.” If you’re in a crisis we urge you to contact us for help.

Totally Free, Inc. is a non-profit organization geared to bring financial freedom to those ensnared by the bondage of debt. For more information about our free services; including financial counseling, foreclosure prevention services and homebuyer programs, please call 912-265-1515.

www.totallyfreeinc.org

Dreams become reality

2010-03-16T08:22:00.001-07:00

“...both believed that homeownership would be impossible for them to acheive.”
by Andre’ Murry
Brunswick Housing Authority

Today, I want to share the success stories of two Brunswick Housing Authority clients who have accomplished their dreams of homeownership by utilizing programs and loan packages designed for this purpose.

Being single mothers, without the benefit of two inco
mes, they had to work very hard to accomplish their goals. Some of the up-front issues both had to resolve are typical of the obstacles that discourage the majority of low to moderate-income families. Those issues included bad credit, lack of downpayment funds, low income, questions about the benefits of homeownership over renting and many others. Generally, both believed that homeownership would be impossible for them to acheive.

It took perseverance and a lot of patience. Purchasing a home is never easy. There are programs available that you can take advantage of for virtually all income levels and family situations. This includes homeownership programs offered by organizations for profit and not-for-profit; local government and state run programs. There is no reason you can’t become a homeowner. Take the first step toward a better future and owning your own home.

To request additional information on Housing Authority programs contact Homeownership Specialist Andre’ Murray at 912-265-1334 ext. 108 or email homeownership@brunswickpha.org.

The two houses pictured above were purchased by single-parent families who’s hard work and dedication helped to make their dreams of homeownership a reality. The Brunswick Housing Authority worked with the families to resolve the obstacles that had been keeping homeownership out of their grasp. (photos provided by The Brunswick Housing Authority)

City offers up to $25,000 in down payment assistance to qualified homebuyers

2010-03-16T08:19:00.001-07:00

“If you are thinking about buying a house this spring, you should consider one of these homes.”
by Eric VanOtteren
City of Brunswick

Is one of the Neighborhood Stabilization Program homes right for you this spring?

The City of Brunswick acquired three homes last fall as part of a grant program to eliminate vacant units and create affordable homeownership options. If you are thinking about buying a house this spring, you should consider one of these homes.

The City’s down payment assistance program and the NSP down payment assistance program may provide help to a qualified buyer of up to $25,000. The homes are offered to any qualified buyer on a first-come, first-served basis. In order to qualify to purchase one of these homes the buyer must meet income guidelines and qualify for a mortgage. The house must be used as the buyer’s primary residence.

The City is offering both CHIP homebuyer assistance and NSP homebuyer assistance. Each home will also receive additional funds to rehabilitate deteriorated or broken conditions in the house.

These homes are a great opportunity for homeownership. The homes will have received several thousand dollars in rehabilitation and will require no immediate work by the buyer. The homes are located at, 3006 Boxwood St., 2114 Egret St., and 1416 Sycamore St.

If one of the NSP houses is not on your list, the City of Brunswick is a great place to buy a house. There are a number of homes for sale in the City that are offered at affordable prices. Our down payment assistance program can provide assistance to any home purchased in the City.

In order to qualify for our homebuyer assistance, the purchasing family must meet certain income guidelines and qualify for a mortgage. The City’s down payment assistance program can meet the down payment requirements. The initial step is to participate in a Homebuyer Education course offered by Totally Free, Inc., on-line, or with another provider. After completing this educational course you should approach a bank and get pre-qualified for a mortgage.

The South East Georgia Community Land Trust is another source of affordable homes. You can find a house anywhere in the City or County and partner with the Land Trust to lower the cost of the purchase of the house. The City’s down payment assistance program works in partnership with the City to create affordable housing.

If you are interested in partnering with the City to purchase a home, please contact the Economic Development Department at 912-267-5509. The City will work with any Real Estate agent and mortgage company.

World Changers to return in 2010

2010-03-12T10:48:00.000-08:00

583 volunteer students to provide roof repairs to over 40 Brunswick homeowners this summer
by Shauntae Tyson
City of Brunswick

Brunswick resident Gibb Walker, 70, holds a photo of the World Changers student volunteer crew that put a new roof on his house on Mansfield Street last summer. (photos by Eliot VanOtteren)

At least 40 City of Brunswick homeowners will receive much needed repairs to their roofs this summer through the partnership of the City of Brunswick and the North American Mission Board’s World Changers program.

World Changers, a religious based, non-profit group, uses volunteers which consist of middle school, high school and college students; and a few young adults.

Currently 583 students have signed up to work this upcoming summer during the weeks of July 5 – July 16, 2010. The 583 volunteers will be divided into teams that will work on assigned properties for 35 hours each week. They are among 30,000 youth dispatched to about 100 cities by World Changers to repair and rebuild homes in low income neighborhoods.

In 2004 the City of Brunswick became an entitlement city and awarded Community Development Block Grant funds from the U.S. Department of Housing and Urban Development. Since 2005 the City of Brunswick has allocated funds for roofing and painting materials for this summer program.

Michelle Helton, 17, works with her crew of volunteers to complete Walker’s new roof on Thursday, July 16, 2009. Helton, of Danville, Virginia, is on her tenth World Changers trip, and plans to attend again in 2010. “It is a lot of fun, ...repairing houses as well as sharing Christ with them,” said Helton. (photos by Eliot VanOtteren)

Each house the World Changers volunteers repair will cost an average of $2,500 for supplies. The labor will be provided solely by the volunteers from World Changers, which averages about $180,000 in labor costs. Improvements made will coincide with the City’s overall effort to provide the residents of the City of Brunswick with safe and decent housing.

For more information about volunteering, church participation or to find out if your home qualifies for the Volunteer Home Repair Program, please contact Shauntae Tyson Walker at 912-280-1820 or by email styson@cityofbrunswick-ga.gov.

Energy Star

2010-03-12T10:46:00.000-08:00

by Sally Miller
Glynn County 4-H

Sally Miller is an 8th-grader from Needwood Middle School. She is also an active 4-H’er in Glynn County. Every year, Georgia 4-H puts on a weekend event called Project Achievement. To participate in the event, students must put together a presentation on a topic of their choice and present it to a panel of judges. This year, Sally Miller created her project on Energy Star appliances. Representing Glynn County, she competed against students from all over Southeast Georgia, and won first place in her category. The information she presents in the following article is a useful tool for current and prospective homeowners.

Did you know that the average homeowner spends about $2,200 a year on energy bills, with nearly half of that expense going to heating and cooling costs? Did you know that purchasing an Energy Star appliance can save you more than $75 a year?

Energy Star is a program of the U.S. Environmental Protection Agency that helps us to save money and protect our environment with energy efficient products. The program was invented in 1992 to make household products more efficient, and reduce the emissions of greenhouse gasses. Energy Star provides labels for more than 60 companies, including thousands of products for the home and office. All major appliances must meet the requirements set by the Appliance Standards Program, created by the US Department of Energy.

Here are some examples of how Energy Star appliances can save you money each year. Washing machines made before 1998 are significantly less efficient than newer models. If your washer is more than 10 years old, you are paying more than $135 too much each year on energy bills. Energy Star qualified refrigerators are required to use 205kWh less energy than non-qualifying models, saving you $100 a year. An Energy Star qualified dishwasher uses 31 percent less energy and 33 percent less water than a non-qualified dishwasher. If you own a dishwasher made before 1998 you are paying more than $40 dollars extra a year, and wasting more than eight gallons per wash.

You should also make sure that your house is sealed and insulated. If you have leaky or poorly insulated ductwork, you should have that fixed. With poor insulation, your Energy Star efficient thermostat will have to work harder to make your home warm. All appliances have electrical connections, and if you do not tighten all connections, you may find that there is too much electricity going to your appliance. Lubricate moving parts, such as motors so they will run smoothly. You should check your AC, furnace, and heat pump when they are in cooling mode so you can know when it is the right time to change parts. Change the air filters at least every six months to ensure that the air coming into your house is 100 percent clean. Finally, check the oil connections on appropriate appliances, because a loose connection may cause a fire.

Using this information, you can decide how Energy Star appliances can help you and your household.

Foreclosures and short sales

2010-03-12T10:40:00.000-08:00

A few things you should know
by James Vivenzio
Coldwell Banker Platinum Partners

I want to say first that there are some great opportunities for those who will be purchasing a house in today’s market. It truly is a buyer’s market. There are, however, some important points to remember before signing that Purchase and Sale Agreement.

FORECLOSURES.

Homebuyers should exercise care when buying a foreclosed property. The attractive part of buying a foreclosed property is the greatly reduced price. Just remember that some of these homes have been left vacant for a period of time, and that can create problems.

Buyers should pay special attention to their condition and be aware that while the price looks very attractive, expensive repairs may be needed to make the house livable. Some potential problem areas that may be present in a home that has been vacant are:

Roof, water heater, plumbing, HVAC system (heating & cooling), appliances and plumbing, just to name a few.

Obtaining a comprehensive inspection by a qualified home inspector is worth every penny. Vandalism and neglected maintenence issues are prime reasons why foreclosed properties can need a lot or repairs before being considered livable.

Just remember that foreclosed property can indeed be a great deal for you. Work with a good Realtor who can help you make the right decision.

SHORT SALES.

A short sale means that the property owner/seller’s lender is accepting less money for the payoff of the mortgage than is actually owed. The upside to buying a short sale is that you can find a great bargain in a home.

It’s unfortunate that the seller has found themselves in such a dreaded situation but remember, it’s not your fault, so don’t hesitate for that reason. However, do pay attention to the following facts about a short sale:

A short sale may take 4-6 months to close, if it closes at all; even after being told that the bank has agreed on the price you offered. Often after getting a property under contract there is little information flowing back to the buyer, or the buyers agent. This process can be terribly frustrating. Also, keep in mind that if it takes 4-6 months to close, your earnest money can be tied up for all that time with nothing to show for it.

Yes, short sales can eventually close but remember that of all the types of real estate scenarios you can be involved in, short sales can be the most tedious.

Make sure you’re working with a good Realtor to help you in making the right decision.

Living Free!

2009-12-05T19:36:00.000-08:00

The Credit Report
by Millicent Harwell
Totally Free, Inc.

In my counseling experience, that now consists of thousands of people over the past eight years, I have been amazed at the number of individuals who, in the past 12 months, have not looked at their credit report. Some don’t know what a credit bureau is. Some have an idea, however cannot name the three credit bureaus. Then, there are a scattered few who have become familiar with the credit bureaus and their own credit reports.

Mortgage Lender Bruce Garrett speaks to over 30 prospective buyers on how to work with a lender during a Totally Free, Inc. Homebuyer Education Workshop on Saturday, November 14th. The workshops are held every second Saturday of the month from 9am – 5pm at Whispering Oaks Apartments on Tillman Street in Brunswick. (photos by Eliot VanOtteren)

Our nation’s creditors tend to report consumer behavior to three main bureaus, Equifax, Transunion and Experian. Credit reports can be accessed from a number of venues including www.annualcreditreport.com or by calling 877-322-8228. Both provide a way to recieve all three bureau reports once a year for free. Why not order yours today?

“By a show of hands, who’s ready to own a home?” asks Totally Free, Inc. President Millicent Harwell at Saturday’s workshop. Harwell encourages workshop attendees to plan accurately and take control of their finances. (photos by Eliot VanOtteren)

One urgent reason to become familiar with your credit reports is because identity theft is one of the fastest growing crimes in our nation. I have found that at least one person in each of my workshops has been a victim of identity theft or has known someone who was victimized. There are many stories, too numerous to mention. Beside identity theft; mistaken identities, incorrect account balances, incorrect personal information, accounts not owned by you and other errors commonly surface on credit reports. These must be disputed utilizing forms enclosed with the credit reports, on the internet or by a letter detailing the dispute (with supporting information). The invest-igation must be completed by the bureau(s) with findings submitted in return in 30 days.

I often wonder what people would say if they saw one another with their credit reports posted on their foreheads. A credit report is a reflection of an individual’s financial character. For those who do not see their character reflected in their credit report, goals should be set to raise their score to one they would proudly wear.

If your credit is not at its best, now is a great time to start putting things back together. Make a plan for financial fitness, and pursue a clean financial slate. It may not happen overnight, but every step will bring you closer to your goal.

Here is what you will see when you order your own credit report: personal information, bankruptcies/liens/collections/judgments, payment history and inquiries affecting, and not affecting, your score. Make sure your personal information is correct. Don’t be too hard on yourself if you have a collection account. Medical debt is said to be the number one cause of bankruptcy in our nation. That is largely attributed to the high cost of medical care with limited insurance coverage. For households that are living from check-to-check, collection accounts become unavoidable.

Payment history shows how consistent one is with repayment of varying forms of credit. If there are open lines of credit, they should be paid in a timely manner. If balances are being carried from month to month, the goal should be to eliminate excess debt. Inquiries not affecting your score can be limited by opting out of pre-screened, unsolicited offers of credit and insurance (call 888-5-OPTOUT). Inquiries you approve by allowing a lender to pull your credit will decrease your credit score, depending on the type and frequency of the inquiry. Ordering a credit report on your own will not affect your credit score.

Be a person whose character is reflected in credit. Cherish your good name, or get on the path to repair it, setting goals for a clean credit report today.

Millicent Harwell is the President and Founder of Totally Free, Inc., a non-profit organization geared to bring financial freedom to those ensnared by the bondage of debt. Offering foreclosure prevention services, and homebuyer programs to encourage real estate investment. The State of Georgia Department of Community Affairs awarded Millicent Harwell the 2005 Outstanding Homeownership Achievement Award for Excellence in Housing Counseling.

For additional information, please stop by our office at 2517 Norwich St. in Brunswick or call 912-265-1515.

www.totallyfreeinc.com

Affordable housing through Community Land Trust

2009-12-05T19:32:00.000-08:00

by Andre’ Murray
Brunswick Housing Authority

In an effort to create homeownership opportunities, The Brunswick Housing Authority has formed a not-for-profit community land trust called Coastal Phoenix/Southeast Georgia Community Land Trust. SEGCLT was created out of a desire to beautify, enhance and provide affordable housing to residents of Glynn County. Great planning has gone into Coastal Phoenix to ensure housing that is affordable, comfortable and beautiful.

Due to rising land and housing costs, and a loss of affordable units, housing options are limited for those who live or work in Brunswick. Escalating land prices have also increased the number of teardowns, changing the character of many neighborhoods. By design, and by intent, the SEGCLT is committed to preserving affordability of housing one owner after another, one generation after another.

SEGCLT targets activities and resources toward charitable activities like providing affordable housing for low/moderate income families and redevelopment of blighted neighborhoods.

High cost of housing, income disparities, significant subsidy shortfalls, population growth, economic investment, disinvestment/absentee landlords, promoting gentrification/urban renewal and foreclosure prevention are just a few of the many reasons SEGCLT was created.

Through the Community Land Trust program, the homebuyer will own the buildings, structures, features and improvements. The homeowner has the opportunity for wealth accumulation through property ownership and shared appreciation agreement. The SEGCLT owns and leases the land to an eligible homebuyer for a per- iod of 99 years, renewable at leaseholder discretion, that is fully inheritable. Lenders finance the home purchase with a leasehold mortgage.

In other words, through the Land Trust the homebuyer is able to purchase a house without paying for the land it sits on, in order to make the house more affordable.

By holding land for the benefit of the community, SEGCLT counters increasing housing costs that are driven by rapidly appreciating land values. In addition, through the resale restrictions, SEGCLT maximizes the cost-effectiveness of the public and private investment used to make homes affordable to the first buyer, providing a fair return to the homeowner while ensuring continued affordability for succeeding buyers.

To request additional information about the Southeast Georgia Community Land Trust please contact Homeownership/Admissions Counselor Andre’ Murray at 912-265-1334 ext 108 or email homeownership@brunswickpha.org.

www.brunswickpha.org

Positive impact of homeownership on children

2009-12-05T19:25:00.000-08:00

by Bert Brown
Habitat for Humanity of Glynn County, GA, Inc.

It is a tradition with Habitat for Humanity of Glynn County to dedicate a home after the mortgage is signed. At one of these dedications, a Habitat for Humanity director was having a conversation with one of the children of the new homeowners. The director asked, “What do you like best about the new house?” The young boy, about 7 years old, replied, “I like to eat when it rains.” The director inquired, “What do you mean by that?” The youngster said, “Where we lived before, every time it rained, Mom would have to use all the pots and pans to catch the rain that leaked in from the holes in the roof. She didn’t have anything to cook in.”

“They had written their names and the date, just like many others, to show the pride and joy of having a home of their own. They also wrote one other word. In very large letters, they wrote ‘BLESSED.’” (photo provided by Habitat for Humanity of Glynn County, Inc.)

At a build on Union Street, after the driveway was paved, the construction manager called the office and said that someone had written in the wet cement. In a panic, I went to the job site to see the damage. Thinking on the way that some neighborhood kids may have written something inappropriate – we had scheduled a Women’s Build the next day and my concern was that we would need to repave part of the driveway. I did find that some kids had written in the cement. It was the homeowner’s children. They had written their names and the date, just like many others, to show the pride and joy of having a home of their own. They also wrote one other word. In very large letters, they wrote “BLESSED.”

Many studies have been conducted concerning the impact of homeownership on the resident children. One major study by the Joint Center for Housing Studies of Harvard University concluded that children of homeowners have better home environments, higher cognitive skills and fewer behavior problems than do children of renters. The study quantified the results of the impact; children of homeowners when compared to renters had a 13–23 percent higher quality of home environment, nine percent higher math scores, seven percent higher reading scores and a reduction in children’s behavior problems of up to three percent.

In conversations with Habitat for Humanity of Glynn County’s homeowners, the above results are evident. The parents speak of these improvements in schoolwork and behavior. One homeowner said, “It’s night and day, the minute my daughter saw our new house being built and she saw her own bedroom being framed she changed. I was having problems with her behavior, but all that changed. Her grades have improved from C’s and D’s to A’s and B’s.”

The mission of Habitat for Humanity of Glynn County is to eliminate substandard and overcrowded housing in Glynn County. We do it one family, one home at a time. Then, that one home has a ripple effect through the neighborhood and throughout our community; helping make Glynn County a better place to live for all of us.

Habitat for Humanity has built 67 houses in Brunswick-Glynn County. Housing applications are available at Habitat for Humanity of Glynn County at 41 Glynn Plaza in Brunswick, Georgia, weekdays 8:30am to 4:30pm. The office is located in the Glynn Plaza Shopping Center at the corner of Altama and Community Roads. For further information on our housing programs, please call 912-265-7455 or email us at housing@habitatglynncounty.org.

www.habitatglynncounty.org

Community Housing Investment Program

2009-12-05T19:13:00.000-08:00

by William Weeks
City of Brunswick

It is generally recognized that one of the biggest obstacles to the attainment of homeownership is the lack of affordable housing for the low-to moderate-income households of the City of Brunswick. Many in this situation are relegated to a lifetime of public housing, or annual rentals scattered throughout the city, and are never able to realize the dream of homeownership.

In 2008, the City of Brunswick Department of Community Development sought to begin in-roads to helping our lower-income, hard-working citizens achieve what had, until now, been unattainable. In July of 2008, the City was awarded a major grant through the Georgia Department of Community Affairs totaling $300,000, that amount to be matched by the City with $150,000. These funds were designed to provide “gap” financing in the form of 10-year forgivable loans up to a $30,000 limit. These loans are zero-interest, no payment loans that are completely forgiven if the homeowner remains in the house for 10 years. By taking advantage of the Community Housing Investment Program, potential homebuyers are able to reduce their monthly mortgage payments by $100 to $250, thereby bringing previously unaffordable homes within the scope of their budgets.

On Friday, November 13, this homeownership program closed on its first home. A 49-year-old custodian employed by the Glynn County School System was able to become a homeowner for the first time in her life. This is the first home in what the Department of Community Development hopes will become 15-20 homes over the course of the next six months.
To meet the program requirements, the home or new construction must be located within the city limits of Brunswick and meet all current building codes. Potential buyers need to earn below the household income limits for low-moderate income as established by the U.S. Department of Housing and Urban Development, successfully complete a homeownership education course, and be able to obtain a fixed-rate, FHA loan through a primary mortgage lender.

Any potential homebuyers that feel they meet the requirements described above are encouraged to contact the City of Brunswick Department of Community Development for additional information about qualifications and the process of attaining a homeownership dream!

For more information please contact “CHIP” Down Payment Assistance Program Coordinator Valerie Stallworth at 912-267-5530 or by stopping by City Hall located at 601 Gloucester Street in Brunswick.

Georgia Dream

2009-12-05T19:12:00.000-08:00

by Sherrie Massie
Georgia Department of Community Affairs

Affordable mortgage products, including down payment assistance, are available to Glynn County residents through the Georgia Department of Community Affairs, Georgia Dream Homeownership Program.

Georgia Dream down payment options provide $5,000 to $10,000 in funding for down payment assistance to first-time homebuyers with household incomes at 80 percent or less of area median income. For a limited time a new option, Georgia Dream “PLUS”, offers $5,000 in down payment assistance to first-time homebuyers with household incomes up to 115 percent of area median income.

As long as funding is available, or until June 2010, the Georgia Dream NSP Program provides Glynn County homebuyers $14,000 in down payment assistance for the purchase of eligible foreclosed properties with incomes up to 120 percent of area median income.

Georgia Dream mortgage products are available through participating lenders in the Glynn county area. Eligible borrowers must meet the credit requirements for an FHA, VA or USDA first mortgage loan.

For more information go to www.dcaloans.com or call 1-800-359-HOME.

Advice to first-time homebuyers

2009-12-05T19:10:00.000-08:00

by James Vivenzio
Coldwell Banker Platinum Partners

There is good reason for homebuyers, first-time and otherwise, to be excited. In Glynn and the surrounding counties, there are plenty of houses on the market, sellers are negotiable like never before, and if having bad credit is not an issue, most banks want to do business with you.

If you are a first-time homebuyer, take a moment to read over the following checklist:

1. Find out how much you qualify for and can actually afford. Take the time to check your credit report. If you want a low interest rate on your loan, you need a good credit rating.

2. Go see a mortgage lender or broker. Get pre-approved and get it in writing. Make sure the monthly payments are at an amount you can handle comfortably. Once you get pre-approved you will know how much house you can shop for.

3. Make a wish list. Develop a priority list according to your wants and needs. That will lead you to buy the house that is right for you.

4. Get a good realtor to be on your team. Your realtor will be your best friend throughout this entire process. They’ll make sure you visit houses that are in your price range and fit your priorities list.

5. Check out the neighborhood. Once your realtor has identified properties for you to look at, cruise the neighborhood(s) to make sure that you and your family would feel comfortable living there.

6. Do a thorough home search. Look at homes in your price range and that meet your priority list criteria, then have your realtor do a comparative market analysis on the ones you may want to make an offer on. This way you can see if the asking price is reasonable and within market pricing.

7. Make an offer and do your due diligence. Have your realtor help you prepare the purchase and sale agreement and have them advise you on several inspectors (home, electrical, pest, plumbing, etc.) so that you take advantage of the due diligence period in the contract. Know what you are buying!

Gateway Behavioral Health Services presents Gateway Town Center

2009-12-05T15:53:00.001-08:00

by Kenneth Adkins
Gateway Behavioral Health Services

The Gateway Coastal Village Supportive Housing Project is a 24-unit, multifamily housing development in unincorporated Glynn County. Gateway Town Center will serve women with children who are homeless, recovering from substance abuse and/or mental illness and who are very low income. Gateway Behavioral Health Services has determined through experience and research that persons with behavioral health disabilities need comprehensive supports and services to achieve housing stability. Currently, no such program exists in the area.

Gateway Town Center will serve women with children who are homeless, recovering from substance abuse and/or mental illness, and who are very low income. (Illustration provided by Gateway Behavioral Health Services)

This project is the first phase of a master planned development. The Supportive Housing Project will be co-located next to the planned Gateway’s outpatient and crisis residential center. Women will be referred to the program from Gateway’s programs and from community social service agencies. Necessary support services will be provided on-site and off-site, within walking distance, with the goal of minimizing and eliminating the primary and secondary factors of homelessness (mental illness, substance abuse, and unemployment). It is anticipated that the women may stay in the Town Center program for several years or longer if assisted housing and their disability point to their continuing need.

“The housing is just one part of a three phase project that is designed to be a therapeutic community. Safe and secure housing for people who are in recovery from substance abuse and/or mental illness,” said Gateway Administrative Director Barbara Meyers. “It’s going to allow them to receive services on-site, and at the same time be in a community where they can not only live, but have access to jobs and education,” she said.

Gateway Town Center will be located on land that bridges a residential area and a retail area. To the north and west are modest, established residential neighborhoods. To the south and east are retail buildings and strip shopping centers. Across Golden Isles Parkway to the east is Glynn Place Mall, a large regional shopping destination. All major services are within a mile of the project site.

Golden Isles Parkway to the east of the site is a major arterial road and provides access to both Interstate 95, less than a mile to the north, and downtown Brunswick, about 5 miles to the south. Because Glynn County has no public transportation system, the proximity to many retail shops and employment opportunities will be important for the Town Center’s residents.

Women will be referred to the program from Gateway’s outpatient and residential treatment programs and from community social service agencies. As described in the services plan, Gateway will provide and link the women and family members served in this program to individualized comprehensive wrap-around services. Gateway will also offer a wide range of individual, group and family services to help women achieve abstinence, improve quality of life and enhance their ability for economic self-sufficiency and productivity.

The Town Center is being funded by the Georgia Department of Community Affairs, Glynn County and the federal Disaster Relief Fund. Construction has been underway for almost four weeks now since the October 29 groundbreaking for the 20-acre campus. Completion of the facilities is expected by March 1, 2010.

Gateway Behavioral Health Services is a publicly supported Community Service Board serving the coastal area of Camden, Glynn, McIntosh, Long, Liberty, Bryan, Effingham, and Chatham counties. Since 1972, Gateway has provided community-based outpatient, day and residential services to adults and children with mental illness, developmental disabilities and substance abuse problems. Annually, it serves over 8,000 residents; with an estimated 10 percent identified as homeless.

For more information on the Gateway Town Center please contact Barbara Meyers at 912-554-8541 or visit www.gatewaybhs.org.

Professional home inspection

2009-12-05T15:50:00.000-08:00

Know what you are buying
by Paul Forsyth
Real Property Inspections

In this market and economy, foreclosures on both new construction and pre-existing homes are abundant - with new arrivals coming monthly. This means that there are some extraordinary opportunities for potential homebuyers.

Foreclosures can come with conditions that are uncomfortable and downright intimidating, but should not be ignored as a possible option. Often times a pre-existing foreclosure is being purchased in an “as is” condition, or a new construction foreclosure is sold with no warranties or guarantees. Being faced with these conditions for the purchase of a lifetime can dampen the spirits of the most brave and seasoned of homebuyers, let alone the first-time buyer.

Don’t be intimidated by all the terms and conditions that the banks are throwing at you. Let your real estate agent take care of those details! The simple fact is that before you buy, find out what it is you are buying.

Have a qualified professional inspect the interior, exterior structure and mechanicals of the home to determine if it meets your expectations. Knowing the condition of the home is your first step in determining if the home is right for you and your personal needs.

There is a notion that an inspection is not necessary if the property is an “as is” purchase. However, the inspection is a very valuable tool of discovery for the buyer and can better prepare you for ownership.

When selecting your home inspector, it is important to know that there is currently no state regulating commission in place in Georgia, making selecting a qualified inspector a difficult task.

A good rule of thumb is to refer to reputable national organizations, such as the National Association of Certified Home Inspectors or the American Society of Home Inspectors, for members in your respective market. These types of organizations require continued education annually to maintain active memberships and are an invaluable source of education and support for the home inspector.

Another means to locate an inspector in your market is to consult your realtor for a list of qualified inspectors in your area. Remember that your agent has your best interest at heart and is very familiar with services (appraisals, lending, termite inspectors, home inspectors, etc.) needed by you in the process of purchasing a home.

One final thought is that the results of the inspection produced in the form of a report can sometimes appear to be enormous and loaded with concerns. Take a deep breath! Go over the findings in a report with your realtor. Remember that your agent sees these reports on a regular basis and can help to qualify issues on a priority basis for you. Your inspector will be available should you need further clarification or explanation.

Don’t go to the closing table without confidence. Hire a professional inspector and know what you are buying!

Mayor Thompson - Why live in Brunswick?

2009-12-05T15:35:00.000-08:00

Mayor Thompson is finishing his first term and has been re-elected. Many would agree that his first term was a success for the City of Brunswick. As Mayor Thompson begins to plan for his second term, Coastal Housing Today has asked him to answer the question: “Why live in Brunswick?”

Mayor Brian Thompson, right, and his wife, Heather Heath, stand outside the house they have called home for the past seven years at 205 Albany Street in the City of Brunswick. (photo by Eliot VanOtteren)

CHT: “Mayor, why did you choose to live in Brunswick?”

Mayor Thompson: “I choose to live in Brunswick because the people here are friendly. The housing is full of character, with a wide-range of pricing options. The City of Brunswick also provides a variety of housing options and opportunities.”

CHT: “What are the key housing issues for the City?”

Mayor: “The City is working hard to create affordable housing options to help create even safer and cleaner neighborhoods for all residents. We are all working hard to offer programs to encourage living within the City limits. The city has been taking action to improve neighborhoods; from lighting along Norwich Street, to removing vacant, blighted structures and encouraging homeownership.”

CHT: “So, what is the City doing to encourage people to live in the City.”

Mayor: “The City is focusing on creating housing, family-friendly neighborhoods, and jobs to create opportunities for residents to live, work and play in the city. It is important that we all work together for a better community.”

CHT: “What are some of the things that you want City residents to know about?”

Mayor: “The City has a number of great, hometown activities including the Christmas parade, with over 90 entries, the Fourth of July celebration, concerts at Mary Ross Park, the Brunswick
Stewbilee, First Fridays on Newcastle and a full schedule of performances and events at the Ritz Theater.”

CHT: “What do you see as some of the key assets in the City?”

Mayor: “A great health system, a new four-year college, Coastal College of Georgia, a vibrant National Register District, expanding port facilities and many wonderful shops and restaurants.”

CHT: “Is there anything else you want residents or those looking for a home to know about the City of Brunswick?”

Mayor: “The city offers a wide range of housing opportunities and now is the time to buy.”

Be energy smart and lower your expenses

2009-12-05T15:29:00.000-08:00

by Robert Pulsifier
City of Brunswick

Keeping our energy clean and affordable, and using it in an efficient manner, is one of the greatest challenges of the 21st century. Geopolitical instability, climate change and runaway energy markets present a bewildering array of problems. Citizens, businesses and government agencies have experienced sharply rising energy costs — and face an uncertain energy future. The City of Brunswick understands that these increasing and unpredictable energy expenditures make it difficult to manage your budgets or plan for household repairs and improvements, and we’re taking steps to help.

The City of Brunswick is working with the Georgia Environmental Facilities Authority to obtain an Energy Efficiency and Conservation Block Grant. This grant falls under The American Recovery and Reinvestment Act, put in place February of 2009. With the passage of the Act, billions of dollars have been allocated to improve the energy efficiency of residential, commercial and governmental facilities and operations.

ARRA was designed with several goals in mind: to create jobs, enhance America’s energy independence, expand educational opportunities, and to protect those in greatest need. These are serious goals, and the City has taken the first step to make those goals a reality for our community.

We have developed a comprehensive program to conserve energy in City facilities and create ongoing benefits for the community. We will achieve dramatic cost savings with new, more efficient mechanical equipment, automated controls, lighting upgrades and more. The energy cost savings generated by implementing these measures will be reinvested in a number of different ways, including an energy awareness program for the community, and an incentive program for energy-efficient improvements in homes. These measures will directly help residents reduce their energy costs.