My Blog - Ralph Hunter

Wilmington NC and Surrounding Beaches Expert Real Estate Blog
Top 10 States With Biggest Tax Revenue Shortfall	7/1/2008 7:18 AM
The days of money flowing in to state governments due to new construction, both residential and commercial, are coming to an end. The flow of impact fees, transfer fees, capital gains taxes, etc. have slowed the revenue stream for the state governments. As we have talked about previously, state governments did not have any restraint during the big money years of the housing boom. Instead of socking some of the money away for a rainy day, they created new vote buying programs and built shrines to themselves. Now that the housing slowdown is in full form, these same government officials are crying poverty. Now do not expect them to dismantle the edifices of waste and excess that they erected during the hey-day. Nope, these moronic legislators will instead cut important services that help maintain property values like school funding. So instead of getting rid of the bus for senior citizens that takes them to the brand new senior center, they will threaten to get rid of the local high school football team knowing full well most in the community will take a tax hike before that happens. What smart taxpayers should do is start petitions against their local politicians for squandering the extra money they brought in during the real estate boom. That would teach these politicians a lesson in budgeting and restraint. Top 10 States With Biggest Tax Revenue Shortfall Rank State Annual Tax Rev Change Arizona -13.6% Florida -10.3% Rhode Island -6.2% Nevada -4.9% Georgia -3.8% New Jersey -0.3% California 0.1% Washington 0.2% Delaware 0.3% Tennessee 0.6% via Business Week and the Rockefeller Institute For Government My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
The importance of pricing when putting your home on the long term rental market…	6/24/2008 7:36 AM
The importance of pricing when putting your home on the long term rental market… Making the decision to put your home on the long term rental market, often can be very stressful. However, a little knowledge in this industry can go a long way. So many people are out being landlords, without doing any market research, or even regarding the law. In my opinion, you have two options. Either employ a full time property manager who has built a sound policy for all aspects of rental management, or take several days to familiarize yourself with your competition, how the industry works, etc etc. If you simply run an ad, fill your home with the first person who calls, and expect things to go on with no problems, then you will almost certainly hit major roadblocks before learning the proper techniques. We have built proven policies and procedures for the following aspects, and many others. These have served us well with quality tenants. Monthly rate is less important than amount of time your home sits vacant. For instance, if your home may rent for around $1000 a month, but instead you hold out for 1100. If as a result, your home sits vacant for just 1 month longer, you just reduced your monthly rate by $83. That almost completely wipes away your $100 a month increase, but in addition, it has other detrimental side effects. Most notably, you will not be able to be as choosy about your tenants when you are overpriced. I would rather rent the home for $1000, and have 15 tenants to choose from, than $1100 and have 3. I have also found that when a tenant fells they are paying too much, they often become very picky about very small issues with the home. This is if you are lucky enough to only have your home sit empty for 1 additional month. If it sits empty for 2 months, you just reduced your tenant pool, and lost money at the same time. I have had clients go 3-6 months before finally getting serious about their homes rental rate. Choosing tenants can be a very dicey situation. Often, renters are doing so as a result of losing a home, or other credit issue. Does this mean that you shouldn’t rent to someone with poor credit? Absolutely not. If they can provide a previous landlord who will vouch that they paid on time, and took care of the place, that’s credit in itself right? One thing I do to make sure that I always have the absolute best tenant pool to choose from, is market to relocations. These tenants typically just sold a home up north and want a rental here before making a purchase. Most of these tenants have great credit, and plenty of cash. In my next post, I will cover several other techniques for taking the stress out of rental management. My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
	6/24/2008 5:35 AM
In light of an ailing housing market, I have been hearing about foreclosures on a daily basis. There is no doubt foreclosures in the Wilmington area are up, but not on the scale of places like CA, or FL. While you can obviously find a good deal in this arena, would you consider it wise to make a foreclosure purchase with similar preparation to buying a normal home, or do you think that it requires large amounts of research? Tue Jun 17 2008, 06:46 - Wilmington - Market Conditions - 3 answers Michael Cepa… was FIRST TO ANSWER BEST ANSWER Ralph, In light of the recent decision by the FHA to lift the ban on insuring a mortgage on a property that has only been owned by the present owner for less then 90 days. This use to be very prohibitive of flipping a house since the idea is to get in get out and sell quickly thereby not having alot of carrying costs. Up until this week the FHA would not take any loans in order to prevent this practice of flipping homes. But, with the glut of foreclosures on the market they have decided to lift the ban for the time being so that people can buy these homes and get FHA financing. I have included a link below to the article from the HUD website.Tue Jun 17 2008, 14:44 Web Reference: http://www.hud.gov/news/release.cfm?CONTENT=pr08-082.cf... Answered by Larry Story Real Estate Proin Greensboro BEST ANSWER The situation here in "my neck of the woods" (Surry County)is similar. The market is slow and foreclosures are up but not to the degree that some other markets are experiencing. My husband and I market REOs in our area so, in answer to your question, the buyer does need to do a little more homework on these properties because they are sold As Is, Where Is. For the most part, you will get a clear title to the property under a special or limited warranty deed. Since the foreclosure company will not fix anything and usually only gives a short time for inspections, the buyer should know what they are looking at or get someone who does in there fast once an offer is made. This is not an all inclusive list and each property is different but before the offer, I would call the city or county tax office and find out about any/ all liens and deed restrictions. Call the listing agent and get a copy of the addendums to review so there is no question as to procedures as each REO company is a little different. After an accepted offer, be ready to inspect all systems, foundation, etc. If the buyer has building experience or knows someone, that's fine, but the buyer is responsible for uncovering any defects and has no recourse if they are discovered later. While is sounds a little daunting, buying a foreclosure under market value can be a good purchase, you just have to do your homework. To Michael - we've had a lot of the same problems but on a smaller scale. But it's all relative; I remember just a few years ago whining about your hot market while ours just ambled along! Hang in there because I really do believe that we will see a recovery by next spring.Tue Jun 17 2008, 09:15 Web Reference: http://www.ncselectrealestate.com Answered by Anne Peterson… Real Estate Proin the NC Footh... BEST ANSWER FIRST ANSWER It really all depends on the buyer and how "good" a deal it is. If the buyer is handy or has the funds to pay someone and can fix some usual foreclosure problems and they get the home way under FMV, to offset the repair bills, then yes it can be wise. If you aren't getting a stellar deal and there are plenty of typical resales, stick with the resales. I don't know about growth in your area, but in FL and CA, there was quite a boom the last 4 or 5 years, which over inflated prices and inventory, hence the over abundance of true buyers, investors, bad loan program choices, etc, which resulted in people just walking away from homes and further increasing the inventory. The sad part is, and I don't agree, many people have walked away, just because the home wasn't worth what they owed, no other reason. If they stayed in it for the typical " 5 to 7" years, they may have been fine, but they just don't see why they should pay and I think many get in the mind set of, "well if my neighbor, did it, why can't I?" I'm done whinning now, just be happy you don't have to filter through 3/4 of your listing to rid yourself of the short sales, I envy you. Sorry, guess I wasn't quite done, haha.Tue Jun 17 2008, 07:47 Web Reference: http://www.BuyAndSellTampa.com My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
My opinion on the economy, and housing market in the Wilmington NC Area.	6/18/2008 7:24 AM
I have always liked Ben Bernanke, but I was critical of his bailout of so many irresponsible investors, and corporations. I realize that he may have averted a major economic meltdown, but is that possible, or are you simply delaying the inevitable, especially in the early stages of a true global economy? Slashing bank interest rates, and sending stimulus checks to people to help pay down their debt (which will eventually all end up in China or India) were not my favorite ideas. Had the rate cuts been helpful to distressed homeowners, I would have been more in favor despite the fact that millions of elderly Americans pay their bills every month with interest from their life savings, and now they have watched that interest disappear while banks get their finances straight. Did I just say banks get their finances straight? Something about that seems very wrong. However, recently it seems to me that his bailout, at least, was short term. He now seems ready to fight inflation, and leave the other markets to absorb his tactics, then naturally stabilize. However, energy prices have created a different kind of inflation, one that is very real, and one that we have no control over, so how much can he really do? I have heard various reports about housing, and I fully expect to see home prices stay down for at least another year. My recent experience has left me to believe that Americans will collectively fight to keep the value in their homes. This has created a stalemate, that could last a long time. I personally think most markets have lost the majority of their value already, and homeowners will simply hold out until the demand catches up with the supply. I hear it all the time, “I have to sell my house in so and so before I can buy here.” This says to me, “ I don’t plan on buying anytime soon.” Charlotte NC recently has been the single most desireable city in America, and I have spoken to people who are complaining about the housing market. They are waiting to sell before moving here to Wilmington, but they refuse to get serious about their price. One day the demand will catch up with the supply, but it will take a while. One other thing that recently startled me occurred when I was searching around to downsize my boat because of fuel prices. When looking through the boat magazine, I noticed a massive amount of very expensive boats that were purchased between 2005 and 2007. Then I started noticing that dealers were offering similar brand new boats for about 20% less than the used boats. Boats are very easy to get repossessed because we have very little real need for them. I think many people need to come out of the clouds and realize that if they don’t sell now, it may be years before they get back to where they are now. Interestingly enough, we are in an age of unprecedented collaboration, and innovation, and if America corners the market on a cheap, environmentally friendly fuel, those struggling the most right now, will probably be the biggest winners. I’ll use the cliché No Pain, No Gain Right? My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
New Hanover County Open House Schedule Until End of June.	6/17/2008 10:15 AM
Listings as of 06/17/08 at 12:12pm Page 1 Listing # Price Address City Community Listing Office SINGLE FAMILY 379622 $168,000 7708 Trap Way Wilmington Cypress Island06/28/08 12-2--> Laney Real Estate Co. Date: 06/28/08 Time: 12-2 Comment Directions College Rd, to Carolina Beach Rd, Right on River Rd, at Snows Cut Bridge, 2nd entrance Cypress Island, Up left to end of cul-de-sac 412412 $203,900 3039 Weatherby Ct Wilmington Northchase06/21/08 1-3PM--> Coldwell Banker Sea Coast Rlty Date: 06/21/08 Time: 1-3PM Comment Move in Ready! Open floor plan with large backyard- Great for Entertaining! Directions North on College, exit 420B left, pass Laney HS, left at first entrance into Northchase, 1st right on Weatherby Ct, house is on the right. 401638 $211,900 709 Hunting Ridge Rd Wilmington Echo East06/21/08 1-3--> Laney Real Estate Co. Date: 06/21/08 Time: 1-3 Comment Directions college road south to right on 17th street left on St Andrews Drive, right onto Haymarket Land then a left onto Hunting Ridge...home on the right 418257 $237,500 7319 Cassimir Pl Wilmington Cassimir Commons06/29/08 12-2--> Laney Real Estate Co. Date: 06/29/08 Time: 12-2 Comment Directions College Road South to Carolina Beach Road to right into Cassimir Commons house on the left. sign in garage window 414596 $313,000 7601 Champlain Dr Wilmington Ocean Forest Lakes06/21/08 1pm-4pm--> Exit Homeplace Realty Date: 06/21/08 Time: 1pm-4pm Comment A great value in a great neighborhood. Bring your buyers! 4BR, 2Baths, 2 car garage, a great yard with lots of perennials and fountains. Open and spacious floorplan, maple cabinets, double vanity in master bath and lots more. Directions Carolina Beach Rd south, right on Saunders, left on River Rd. Ocean Forest Lakes is on the left past Tidewater. Left into Ocean Forest Lakes,Left on Okeechobee,rt on Champlain. (facing house when at stop sign on Okeechobee) 411818 $389,500 8208 Mainsail Ln Wilmington The Cape06/21/08 2-4--> Laney Real Estate Co. Date: 06/21/08 Time: 2-4 Comment Directions College Road south to Carolina Beach Rd. to right into The Cape left on Mainsail home on right on golf course 401632 $412,000 329 Aldrich Ln Wilmington Middle Point06/21/08 2pm-4pm--> Prudential Burroughs & Chapin Date: 06/21/08 Time: 2pm-4pm Comment Directions North on Market, right on Middle Sound, right at school, left on Harlandale into Middle Point, right on Aldrich, house on left. No sign in yard. 401196 $489,000 105 N Lumina Ave N #B Wrightsville Beach Beach Haven Condomin06/21/08 1:00 - 4:00--> Coldwell Banker Sea Coast Rlty Date: 06/21/08 Time: 1:00 - 4:00 Comment OPEN HOUSE! Great Condo steps from the ocean and sound front. Everything has been replaced in this 2 bed, 1 bath home except the carpet. A must see! Directions Eastwood Rd/US 74 towards Wrightsville Beach. Continue over bridge on Causeway Dr, stay right on Causeway Dr. and turn left on N Lumina Ave at Wings. Condo is top Condo on left. 404903 $499,900 104 Capps Ct Wilmington Other06/22/08 12:00 - 4:00--> Real Connections, LLC Date: 06/22/08 Time: 12:00 - 4:00 Comment Directions Oleander to Pine Grove Road. Follow Pine Grove to Beasley. Right on Beasley. First right on Capps Court. House on right. 415274 $799,000 6924 Runningbrook Terr Wilmington Demarest Landing06/22/08 2-4 p.m.--> Prudential Burroughs & Chapin Date: 06/22/08 Time: 2-4 p.m. Comment Directions North on Market, right on Middle Sound, right at school, right into Demarest Landing, right on Runningbrook, first house on right. 416756 $899,000 220 Sea Gull Ln Wilmington Sandollar Shores06/22/08 1:00 - 4:00--> Coldwell Banker Sea Coast Rlty Date: 06/22/08 Time: 1:00 - 4:00 Comment Open House! Waterfront community with 30 Ft boatslip. This home boasts a newly renovated kitchen,5 bedrooms, 4.5 baths on 1.14 acres! Come enjoy a relaxing afternoon in this beautiful home. Directions South on College Rd/NC132 towards Carolina Beach. Turn Left on Piner Rd. @Monkey Junction to Myrtle Grove Rd. Turn left on Myrtle Grove and right @ Sea Gull Lane, home is on the right. Presented By: Ralph E Hunter Jr / Victory Real Estate Sales, Inc Phone: 910-262-8820 Equal Opportunity Housing * All information deemed reliable, but not guaranteed. (OHOUSE-0) Featured properties may not be listed by the office/agent presenting this brochure. All information herein has not been verified and is not guaranteed. ©2008 Multiple Listing Service of the Wilmington Regional Association of REALTORS, Inc My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
	6/17/2008 6:10 AM
Tuesday, 06/17/2008 8:00 PM Battleship Hootenanny Join us for the 8th annual Battleship Hootenanny, a concert of folk and pop favorites, on the Fantail under the stars. Auditorium if inclement weather. John Golden and friends head up a fine cast of local musical groups. Tickets are $10 (cash only) at the door (does not include a tour of the Ship). Fresh popcorn and sodas available for $1 each. Proceeds to benefit Friends of the Battleship. For information call 910.251.5797 Ext. 2045.Battleship North Carolina#1 Battleship RoadWilmington, NC 28401www.battleshipnc.com Get Map Add Thursday, 06/19/2008 8:00 PM - Sunday, 06/22/2008 To Gillian on her 37th Birthday David has cut himself off from his family and his life since the death of his beloved wife Gillian. Now his family has gathered at David's beach house on the weekend of Gillian's birthday and the anniversary of her death to urge him to get on with his life. A critically acclaimed and touching love story which captures the emotional trials of a family coming to terms with tragedy. Tickets are $15/12. Call 910.343.3664 or 800.523.2820 for tickets.Thalian Hall310 Chestnut StreetWinnabow, NC 28401www.thalianhall.com Get Map Add Thursday, 06/19/2008 8:00 PM Bach at the Beach The program features a performance of the Brandenburg Concerto No. 6 by the North Carolina Guitar Quartet, as well as performances by UNC Wilmington music faculty Nancy King (soprano), Barry David Salwen (piano), Mary Jo White (flute) and Elizabeth Loparits (piano). Guest soloist Norman Bemelmans (piano) will close the evening with Bach's massive Organ Prelude and Fugue in D Major, in Busoni's concert transcription for solo piano. Tickets are $15. Call 910.962.3500 or 800.732.3643.UNCW, Kenan Auditorium601 S. College Rd.Wilmington, NC 28403www.uncw.edu/arts Get Map Add Friday, 06/20/2008 6:00 PM Trolley Memories Come join our Conductor, Bill Creasy, as Wilmington Car No. 108 comes to its final stop on the front porch. Music by Kelly Jewell. Catered southern buffet by Musser's. Tickets $15. Must purchase by June 14. Call 910.256.2569 for more information.Wrightsville Beach Museum of History303 West Salisbury StreetWrightsville Beach, NC 28480www.wbmuseum.com Get Map Add Friday, 06/20/2008 8:00 PM - Sunday, 06/22/2008 South Pacific South Pacific concerns the lives of the US military men, nurses, and aboriginal natives occupying a Polynesian island during World War II. It is also two parallel love stories, both threatened by the dangers of prejudice and war. Navy nurse Nellie Forbush has fallen for French planter Emile de Becque, but when she learns that the mother of his children was an island native she is unable to overcome the prejudices she was raised with and refuses to marry him. Meanwhile, Lt. Joe Cable has fallen for Bloody Mary's daughter Liat, but denies himself a future with her out of the same fears that haunt Nellie. When Joe and Emile are sent on a life-threatening mission, Nellie must decide what is most important to her. This passionate musical includes some of Rodgers and Hammerstein's most beloved songs, including "Some Enchanted Evening", "I'm Gonna Wash That Man Right out of My Hair", "Bali Ha'i", "There Is Nothing Like a Dame", and "This Nearly Was Mine". Call 800.523.2820 or 910.343.3664.Thalian Hall310 Chestnut StreetWilmington, NC 28401www.thalianhall.com Get Map Add Friday, 06/20/2008 8:00 PM - Sunday, 06/22/2008 Shakespeare on the Green Festival Hear ye! Hear ye! Shakespeare is alive and well at Greenfield Park! Visitors to Historic Wilmington and North Carolina's Cape Fear Coast can experience live outdoor Shakespearean drama when the Shakespeare on the Green Festival takes the stage at the Greenfield Lake Amphitheater. This year's performance will be the Taming of the Shrew. Wilmington's annual free-to-the-public Shakespeare on the Green festival will celebrate its 16th season. Call 910.762.6393 or email shakespeareonthegreen03@yahoo.com. Greenfield Amphitheater3rd Street & Carolina Beach RdWilmington, NC 28401www.myspace.com/shakespeareonthegreen Get Map Add Saturday, 06/21/2008 - Sunday, 06/22/2008 Living History Weekend at Moores Creek Meet soldiers from the past and learn about historic weapons, clothing, military drill, and combat during the Revolution. Musket demonstrations will be offered daily. Call 910.283.5591 for more information.Moores Creek National Battlefield40 Patriots Hall DriveCurrie, NC 28435www.nps.gov/mocr Get Map Add Saturday, 06/21/2008 10:00 AM Summer Artillery Program Costumed volunteers and site staff will demonstrate both field artillery and heavy seacoast artillery for visitors throughout the day. Fort Fisher's bronze 12 lb. Napoleon cannon will be featured, as well as other field artillery pieces. Highlighting the program will be the firing of the 32-pounder rifled and banded seacoast cannon atop Shepherd's Battery at 10:30am, 11:30am, 1:30 pm, 2:30 pm and 3:30 pm. Costumed guided tours of the fort will be offered at scheduled times throughout the day. This event will be open to the public from 10am to 4pm. Call 910.458.5538 for more information. Noise from the cannon firings is extremely loud. Fort Fisher State Historic Site1610 Fort Fisher Blvd. SKure Beach, NC 28449www.nchistoricsites.org/fisher/ Get Map Add Saturday, 06/21/2008 1:30 PM NC Country Music Festival The North Carolina Country Music Festival will feature Country Music Recording Artist Joe Diffie appearing at 8pm & featuring many of his 12 #1 Hits. The festival will have boot kickin' country music from North Carolina favorite's Dakota Rain, Dixie Driver, & Holland Marie and Johnston County Line beginning at 2PM. Guests can stroll through the arts & crafts booths as well as the assortment of food vendors. Relax & enjoy the music outdoors in Kure Beach on the beautiful Cape Fear River. Rain or shine event, no coolers or pets. Email shelly@northcarolinacountrymusicfestival.com or call 910.458.4777 for more information.Fort Fisher Military Recreation Area118 Riverfront RdKure Beach, NC 28449www.northcarolinacountrymusicfestival.com Get Map Add Saturday, 06/21/2008 8:00 PM Bach at the Beach Wilmington Symphony Select (Steven Errante, conductor) joins special guests the Vanguard Voices, an award-winning, 40-voice choir from Dearborn, Mich., for a performance of Bach's monumental Mass in b minor. Tickets are $18. Call 910.962.3500 or 800.732.3643.UNCW, Kenan Auditorium601 S. College Rd.Wilmington, NC 28403www.uncw.edu/arts My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
A guide to various neighborhoods in Wilmington. Differences in the beaches as well.. Part II	5/27/2008 2:52 PM
A guide to various neighborhoods in Wilmington. Differences in the beaches as well.. When leaving the downtown area via Market St, you will see one of the most beautiful and traditional neighborhoods in Wilmington. Also scattered throughout this area are a few historic homes. Red brick, oversize trim, mature, elaborate landscaping, and classic architecture are how I would describe Forest Hills. Due to it’s proximity to the hospital, you will find a large collection of homeowners involved in medicine here. Home values here are substantially higher than the average home in Wilmington NC, and similar to the homes in the historic district of downtown. The pros are an active community complete with a neighborhood elementary school, large sidewalks with nearby parks, beautiful homes, and some that are still somewhat affordable. The cons are: traffic moves quite quickly through some parts, there are some nearby crime areas, and pine sap can get all over your car. All in all, it’s considered an affluent area and great place to live in Wilmington. Continuing north east on Market St, on your left you typically find pockets of high crime government housing, mixed with college age apartments and townhomes. On the right is where you will find one of Wilmington’s major commercial business districts. Everything from food, to shops, to movie theatres. Next I will cover the NEW Mayfaire area, and Eastwood Rd. near Landfall and Wrightsville Beach. Thanks! My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
	5/24/2008 7:59 AM
Is real estate still a good investment for those who aren't highly involved in the industry? Gone are the days of flipping properties for a 100% return on cash invested. My questions is, with so many huge fees involved in real estate, and considering that the average home price stayed the same for almost 40 years last century, do you think it is still wise to casually invest in real estate? At his latest Shareholder meeting, Warren Buffet predicted that investments in the stock market will be less in the coming decade than they have been in the past. He said he would be happy with a 10% return in the coming years. Right now, there are a multitude of homes available for sale in most areas making this a buyer's market. In many areas, that number is slowly decreasing. Interest rates on mortgage loans are creeping up. As the inventory decreases and interest rates rise, home prices will also rise. So, if you do your research, you can buy a home now that will appreciate in value over time. The amount of appreciation and time will depend upon the specific location. If you plan on renting the property, double check your return on investment figures and check with the city planning commission to find out their plans for the area. I believe investments should be planned, rather than made casually. In 2003, the average renter in America was worth less than $5,000.; the average homeowner was worth nearly $172,000. Do the math; that makes the average homeowner 34 times richer than the average renter. If you already own your home, you are building equity. Rental property can provide additional monthly income as well as adding to your net worth. Another thing to think about is this: If you currently have a fixed rate mortgage of 6% on a property and interest rates rise to 12% in 5 years, is that valuable to you?Wed May 21 2008, 10:09 Answered by Maria Morton Real Estate Proin Kansas City Very compelling numbers Maria, thanks. I had heard a similar figure from the NAR recently. I completely agree with you. The deals are out there to be found, but even if you are working with an amazing broker, it's still your responsibility to do the homework. Thanks, Ralph! Web Reference: http://www.homevaluator.org Answered by Ralph Hunter Real Estate Pro in Wilmington Yes Ralph I do. If you choose the right proerty. If you can get a property for less than its value it would be a good time to invest if you do not intend to flip. Flipping property is not a lucrative as it was in the past few years. If you a planning to invest in real estate I would suggest buying to rent or lease. There are many families who have lost their homes to foreclosure who will not be able to buy for many years due to destroyed credit. These people will now need to rent in order to provide shelter for themselves and their families. That makes it a good time to invest in real estate if you plan on becoming a landlord.Wed May 21 2008, 06:03 Answered by Carrie Crowe… Real Estate Proin Baton Rouge, LA My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
	5/24/2008 7:31 AM
Do you see the prices dropping even more in a year? Asked Fri Jan 18 2008, 14:27 by Susan Marin … - Wilmington - Market Conditions - 7 answers Ralph Hunter answered: If you speak generally, then I would say yes. However, savvy investors aren’t successful for sitting on the sidelines. I would say if you are experienced in real estate, have money to invest, and you are willing to do the homework, you can be very successful. A home on Kure Beach on a large lot, with amazing ocean views, just 50 yards to the ocean, sold for $245K. That was over a year ago. With some updating, and a few tricks, you could cover most of your expenses with vacation rental income, plus get to use it. That seems like a good investment to me. To this day I haven’t seen a home that close to the ocean sell for less. - Sat May 17 2008, 20:55 Furthermore, if you are thinking about buying an owner occupied home, a short term purchase (4 years or less) probably isn't a good idea unless you are willing to sacrifice personal preference to find a great buy. It's tough though to have a list of needs, then find a great deal. That's the problem I am having now. The broker inside of me will not let me pay too much for a home, but my wife wants to kill me. Now it's just a waiting game, not sitting on the sidelines. - Sat May 17 2008, 21:15 My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.
A guide to various neighborhoods in Wilmington NC as seen through a lifelong resident's eyes.	5/21/2008 11:37 AM
A guide to various neighborhoods in Wilmington. Differences in the beaches as well.. I am going to begin down town, and work my way around the Wilmington Area from there. Downtown is made up of about 4 distinct areas. You have the northern district which once was dilapidated. Developers tore down most of the riff raff, and a new scene is taking shape. PPD is the most notable feature here at the moment, but several huge changes are on the horizon. The Wilmington Convention Center will be under construction soon, and this will be a sight to see. Just next door they will also be building a 4 star hotel and restaurant. Several other developers have mentioned building hotels in this portion of downtown, though the current recession may have them rethinking that. As of the moment this portion of downtown is not very pedestrian friendly, but the world class River Walk is expected to be extended here while the convention center is being built. Another major attribute of downtown is the business district across the Cape Fear River from the Battleship NC. This area is made up of mostly older high rises, and small historic store fronts. It’s a mixed use area where you often find apartments on top of storefronts or bars, and office space sprinkled in as well. There are literally hundreds of small shops selling things such as great food, clothes, and groceries. You will also notice a large amount of salons, and spas here. Office’s are typically filled with attorneys, (proximity to courthouse) accountants, or other educated professionals. Once again developers are proposing several high rises for this area. One condo complex is supposed to feature a rooftop pool, and indoor gym. Most proposals feature shops of offices on the first 2 floors, with condos above. Developers are quickly trying to change the theme of downtown from a historic district with small mom and pop shops, to one with more of an art deco theme complete with contemporary high rises, and a huge surplus of properties. Though I have to admit that the new proposals are beautiful, I have major concerns about this. With little regulation on height, or # of units, what’s to stop developers from building these places without end? If I were going to buy in the downtown area, it would never be a condo, but rather a piece of land with a house that I could tear down, or rent out. Otherwise, you may find yourself competing with new construction condos for the next 20 years. Also located here is the world class River Walk. It fronts the Cape Fear River, and extends along most of the commercial district. It’s scenic, and peaceful. You look out over the river at the battleship, and shipping ports. Shops, restaurants, and offices also extend along the river walk. At night, you will be amazed at the transformation here. Especially on weekends, thousands of residents and tourists flood the many bars and clubs. Wilmington has long been a leading city for young professionals to relocate too, and the downtown bar scene, and beaches of course are the leading reasons. As you travel south towards town, you will notice a totally different downtown atmosphere. This area is full of large, beautiful historic homes. May of these homes are over 200 years old. Most have been restored, and are absolutely beautiful. All around you are large oak trees, and beautiful landscaping. When strolling through this area, you truly feel like you have stepped back in time. Home values here are very high of course, but as I said, do to the scarcity of this land, it’s a much better investment. Also scattered throughout this area are several historic, gorgeous churches. Downtown Wilmington is known world wide for it’s beautiful architecture, and the churches in this area lead the charge. Once again, many of these buildings are over 200 years old. The last section of downtown is much more affordable. This is the largest area, and covers a good bit of north Wilmington, stretching to 17th st which runs right through the middle of town. As you can imagine, it’s also less desireable. However, do not think these means it is not desireable. This area is interesting because it’s not uncommon to have a home worth 100K beside a home that’s worth 500K. Every block is different. Some blocks seem very safe and appealing, while others have drug activity. It is the most diverse portion of Wilmington in my opinion. There are also a few commercial districts spread around this area, such as Castle St. I would venture to say that this area offers the most opportunity for real estate investment if you have an eye for diamonds in the rough. When I have clients interested in property downtown, I always suggest that they visit the area at night. This is the best time to judge whether downtown is acceptable to you, and note any nearby crime or noise that may affect resale. Downtown Wilmington has loads of charm, but it also has it’s disadvanatages. It’s important that you understand the dynamics completely before purchasing here. It’s a mash up of historic houses and shops, contemporary condos, bars, clubs, shops, restaurants, churches, offices, government buildings, and more. I will move West on Market St towards Wrightsville Beach in my next post. My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly invloved in it's growth, and development. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales. Wilmington NC, Carolina Beach, Kure Beach, Wrightsville Beach, Southeastern NC, Wilmington, Wilmington Beaches, Wilmington Real Estate My name is Ralph "The House" Hunter, with Victory Real Estate. I have been selling real estate in the Wilmington area for 5 years now. I have experienced many different markets, and enjoy watching things play out. I have lived in Wilmington my entire life, and really love being directly involved in the growth and development in Wilmington, and the surrounding beaches. I plan to build my firm into a powerful local brand focused on real estate advice and service, rather than sales.

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