Get In Touch With Your Roots

Not your garden-variety destination, The Omaha Farmers Market features more than 95 vendors offering a selection of farm-fresh produce, hand-made crafts and specialty & gourmet items from local vendors.

Each week, nearly 5,000 shoppers go to market for an abundant array of truly local treats including fresh vegetables, fruits, herbs, bedding plants, cut flowers, baked goods, jams and jellies, coffees, honey, cheese, organic foods, ethnic foods, dog biscuits and much more.

The Omaha Farmers Market traces its roots back nearly one hundred years. It all began at the turn of the century on the corner of 11th and Jackson Streets. This was the site of Omaha’s “City Market”, a very popular farmers’ market that local residents and grocers relied on for their produce and fresh goods. Until 1964, this was where local growers came to sell everything from fruits & vegetables to herbs and honey.

After a hiatus of 30 years, the Omaha Farmers Market was revived in 1994 on the very corner lot where the original market has thrived so many years before. It’s a great opportunity for supermarket goers to buy fresh local products, shake the hand of the grower and realize there are some things you can’t find in a store.


Bill Swanson is an agent with over 20 years experience at CBSHome Real Estate, an affiliate of Berkshire Hathaway, in Omaha, Nebraska. For any and all of your real estate needs, email Bill at Bill.Swanson@cbshome.com or visit http://www.billswanson.com/ today.

Ferrari Not Included

How fondly so many of us remember Ferris Bueller's Day Off—John Hughes' quirky, 1986 comedy that instructed high school students everywhere that it was OK to take a day off school and pursue "choice" activities - like abusing the crap out of your best friend's father's 1961 Ferrari 250 GT California.

Now, the Highland Park, Illinois, home that housed that very same Ferrari is up for sale.

The architecturally stunning, art-filled, 5,300-square-foot house went on the market last week for $2.3 million. Its most famous feature is its steel and glass pavilion that hangs over the ravine.

The pavilion contains a wall of memorabilia dedicated to the movie, including pictures of actors Matthew Broderick and Alan Ruck taken during the filming. The owners were avid car collectors and the space is still used for special car events, such as a Ferrari Club meeting held there last weekend.

One more piece of movie trivia: In the film, Cameron's father's Ferrari wasn't actually a real Ferrari. As it was too expensive to rent one, the filmmakers made three fake ones, each with a fiberglass body.

It's not to late to plant your vegtable garden!

You're aware of the health benefits of eating fresh vegetables, you have the space for a small garden, but just don't know where to start? Look no further. Here's all you need to know to put fresh, crisp vegetables on your dinner table.

First, think small. Don't bite off more than you can chew, or hoe. If you're new to gardening, start off with a garden no larger than 8' X 10.' You can always expand later if you can't get enough of those fresh, crispy vegetables.

Choose a location that receives as much sun as possible throughout the day. Till up the soil sod and all.

Next, examine the soil. If you're soil is predominantly sandy or clay soil it will be worth bringing in some topsoil to get you off on the right foot. You can amend the soil with compost. Compost includes any biodegradable material which can be broken down into a fine, dark humus. Well rotted livestock manure is the best choice for getting a clay or sandy soil into shape. Whatever you use for compost apply it often, like once in the spring and once in the fall. It will take a few seasons to improve a poor soil type.

Now you are ready to plant! Here's the fun part. You can purchase seeds from the store or order them through the many catalogs on the market. You can also buy some of your vegtables as small plants.

Easy to grow crops include onions, peas, beets, rutabaga and zucchini squash. These can also be planted early. Tomatoes and peppers can be purchased as young plants to maximize the harvest. Be sure to space things in your small garden according to the instructions on the packets and containers.

Watch for insect infestation. If you do see evidence of chewing on plants, identify the insect causing the damage and choose an insecticide that will control that specific insect or Soap-Shield. Proper spacing, weeding and fertilizing is a good way to prevent disease and insect infestation without having to resort to harmful insecticides.

Use a granular or water soluble fertilizer to feed your hungry plants. Apply granular fertilizers a few days before you plant, working it into the top six inches of topsoil.

Soon, it will be time to harvest your garden fare. To get the full health benefits of your veggies, harvest when ripe and don't overcook your vegetables. More importantly, enjoy the experience of eating fresh, crisp vegetables you grew yourself!

Happy gardening.

Baby Boomers Changing Housing Trends

A large and growing number of Baby Boomers – more than 1.2 million households – are choosing to move to communities designed to meet their needs, according to a recent report released by the National Association of Home Builders (NAHB) and the MetLife Mature Market Institute (MMI).


The data is significant because by 2010 the Boomers will represent one-quarter of the U.S. population – a group that will greatly impact the choices available in the housing market.The multi-phased report, Housing for the 55+ Market: Trends and Insights on Boomers and Beyond, examines a number of trends and behaviors of the important Boomer segment and the population in general.


The report includes an in-depth profile of the 55+ market, based on figures from the U.S. Census Bureau's American Housing Survey from 2001 through 2007.The report showed that the new homes offered to 55+ buyers and renters grew in size from an average of about 1,800 square feet to about 2,300 during that time period – likely downsizing for many, since almost no one reported a desire for a larger home as a reason to move.


Those who moved from their existing homes did so primarily for family-related reasons, but the design and look of their new communities, and the quality, design and layout of their new residences, did those who chose to move most often consider the factors.NAHB has tracked the 55+ population and its share of the housing market for decades, but this new data gives us our first look at specific consumer behaviors and preferences – what they look for in a home, the reasons why they move, the characteristics of the communities they choose – over an extended period of time.


By examining emerging trends, we have a clearer picture of what the mature market wants in homes and communities, which gives builders the tools to build housing that will meet those needs.The report showed that while most 55+ consumers prefer to stay in their current homes as they age, an increasing number (3 percent, compared to 2.2 percent in 2001) will opt for age-restricted communities designed to attract "active adults" with a heavy emphasis on lifestyle.


The analysis also confirmed that while most consumers were generally happy with their current homes, residents of age-restricted active-adult communities had the highest satisfaction rates.The report noted that those who were residents of multi-family dwellings often sought less expensive homes.


Of the Baby Boomers who are close to the traditional retirement age of 65, many are not yet planning to retire, are looking for a community close to their place of employment, or one that allows them to transition into a work-from-home situation. The number of people who chose a community close to work increased from 11.4 percent in 2001 to 16.6 percent in 2007. And while there is increasing interest in age-restricted housing among mature adults, the number of units being built has decreased with the downturn in the economy.


Not coincidentally, sales of new homes for active adults have fallen off as interested buyers either cannot sell their current homes, or simply decide to wait for a more stable market.


For more information about housing in the Omaha market contact bill.swanson@cbshome.com or visit www.billswanson.com for a free on line valuation of your home.

Who is Eligible for a Loan Modification?

Following are the eligibility requirements as specified in the Home Affordable Modification Program Guidelines:

• Mortgage must have originated on or before January 1, 2009.

• Home must be an owner-occupied primary residence (verified with tax return, credit report, and other documentation such as a utility bill) – this program is not designed for investor-owned properties.

• Home must be a single family 1-4 unit property (including condominium, cooperative, and manufactured home).

• Home may not be vacant or condemned.

• Borrowers in bankruptcy are not automatically excluded from consideration.• Borrowers in active litigation regarding the mortgage loan can qualify for a modification without waiving their legal rights.

• First lien loans must have an unpaid principal balance (prior to capitalization of arrearages) equal to or less than:1. 1 Unit: $729,7502. 2 Units: $934,2003. 3 Units: $1,129,2504. 4 Units: $1,403,400

• Foreclosure actions are suspended (not cancelled) during the trial period or while borrowers are considered for alternative foreclosure prevention options. If homeowners fail to qualify, foreclosure proceedings may resume.

• No minimum or maximum LTV ratio for eligibility purposes.

• Loans are eligible for only one loan modification under the program.• Subordinate liens (such as second mortgages or home equity loans or lines of credit) are not included in the Front-End debt to income ratio, (DTI),calculation, but they are included in the Back-End DTI calculation. Back-End DTI is used to determine whether the borrower will be required to undergo credit counseling as a condition to modification.

• Servicers should follow any existing express contractual restrictions with respect to solicitation of borrowers for modifications. Applicants will be accepted into the program only until December 31, 2012 (the program expiration date), but incentive payments will continue up to five years after the date of entry into the Home Affordable Modification Program. Monitoring will continue through the life of the program.

Here are some points to consider when looking into loan modification:

• Eligibility requirements are simply government guidelines. Guidelines may change, and lenders make exceptions, if it is in their best interest to do so. In other words, homeowners should not count themselves out. If they are having trouble making their house payment, they should explore the loan modification option. Sometimes, the only way to determine whether you qualify is to apply.

• Not all servicers, lenders, or investors are required to participate in the program at this time. The program is designed for Fannie Mae and Freddie Mac mortgages, but the plan’s incentives may encourage servicers, lenders, and investors to modify other types of mortgages, as well.

• The individual servicers that agree to participate in the program are required to sign a contract agreeing to abide by the program guidelines. If the servicer does not contract under the program, they are not eligible for incentive payments.

• Homeowners should consult a specialist who works with lenders on a daily basis to review their situation and determine whether the homeowners are likely to qualify for whatever workout options are available through the lender. Sometimes the only way to determine whether a homeowner qualifies is to submit an application.

For more information on real estate in your area contact bill.swanson@cbshome.com or visit http://www.billswanson.com/ for a free, online home valuation.

Buying A Condo Is Now More Difficult - But Still Possible

When the real estate bubble burst, so too, did the dreams of many speculators who were snatching up and flipping condos. Today, buying a condo can still be a great choice but getting financing for it could be a bit more challenging because some financial institutions are blacklisting some condo complexes due to high speculator ownership and dropping prices.

According to a recent Marketplace report by Dan Grech, government-backed Fannie Mae and other banks in states such as Michigan, California, Florida, and Nevada are refusing to lend to credit-worthy potential buyers who are interested in purchasing condos in certain complexes that may have either high speculator ownership or freefalling prices.

So is buying a condo still a good idea? It can be, but you have to understand that whether you are buying or trying to refinance your condo, lending restrictions have become stricter for these types of projects.

Today, condo owners are forced to share more than just common walls and common grounds; their financial situations are being jointly considered when it comes to loans. Now, mortgage lenders are looking at the entire makeup of the complex before determining if money will be loaned or a unit can be refinanced. The lenders are looking to see how many condos have gone into foreclosure, how many are owned by speculators, and if the residents are keeping up on their Homeowner Association dues.

All of this amounts to more challenges to buy condos—making what is often an entry-level purchase even more difficult for buyers. Some loans require larger down payments and have higher fees associated with them. Fannie Mae will guarantee mortgages for condos where 70 percent of the units in a condo complex are presold. That's up from the previous requirement of 51 percent. However, some exemptions to the requirement have been made.

The reason for stricter lending practices, especially with newly built condos, is because of the high level of condo foreclosures which then drives the prices of condos down, and weakens the condo association budget for the complex. Lenders say this makes writing loans for condos more risky.

Here's a look from Fannie Mae at its three new specific characteristics that make a condo project ineligible.

• New projects where the seller is offering sale/financing structures in excess of Fannie Mae's eligibility policies for individual mortgage loans. These excessive structures include, but shall not be limited to, builder/developer contributions, sales concessions, HOA or principal and interest payment abatements, and/or contributions not disclosed on the HUD-1 Settlement Statement.
• Projects where more than 20 percent of the total space is used for non-residential purposes.
• Projects where a single entity (the same individual, investor group, partnership, or corporation) owns more than 10 percent of the total units in the project.

Knowing the new restrictions doesn't have to keep you locked out of the condo market. Instead, having the knowledge should help you to narrow your search for homes to the areas where you are certain you can buy.

For more information on buying, selling or financing a home feel free to contact bill.swanson@cbshome.com for more information about homes in your area.

Tax Credit Can Be Used for Down Payment - At the Closing Table!

Shaun Donovan, secretary of the U.S. Department of Housing and Urban Development, on Tuesday said that the Federal Housing Administration is going to permit its lenders to allow home buyers to use the $8,000 tax credit as a down payment.

Previously, most buyers wouldn't receive the funds until after they filed their tax return, and that deterred some people from using the credit. The NATIONAL ASSOCIATION OF REALTORS® has been calling for the change.

"We all want to enable FHA consumers to access the home buyer tax credit funds when they close on their home loans so that the cash can be used as a down payment," Donovan says. His remarks came in an address to several thousand REALTORS® gathered Tuesday morning at "The Real Estate Summit: Advancing the U.S. Economy," at the 2009 REALTORS® Midyear Legislative Meetings & Trade Expo in Washington, D.C..

He says FHA's approved lenders will be permitted to "monetize" the tax credit through short-term bridge loans. This will allow eligible home buyers to access the funds immediately at the closing table.

Bill Swanson is an agent with over 20 years experience at CBSHome Real Estate, an affiliate of Berkshire Hathaway, in Omaha, Nebraska. For any and all of your real estate needs, email Bill at Bill.Swanson@cbshome.com or visit http://www.billswanson.com/ today.

Want to invest in home values without actually buying houses?

Well, starting later this month, you'll be able to do precisely that by buying into New York Stock Exchange-traded funds tied to the movement of house prices - up or down - in major metropolitan real estate markets.

They're called "Macro shares," and their values will move based on home prices as measured by the Standard & Poor's/Case-Shiller index. If you think house prices in 10 key markets are likely to decline over the next several years, you can buy "down" Macro shares from your stock broker.

On the other hand, if you believe that values are likely to rise, you can buy "up" Macros.
The cost of a Macro share at any given time will depend on investor demand for either "up" or "down" indexed shares. So, if more investors believe house prices are likely to decline at any given time, the "down" Macro is likely to trade at a premium -- it'll cost more than the "up" Macro.

For example, you might buy a "down" Macro this month for $30 but two years from now, assuming the Case/Shiller house price index drops, it might be worth $40. Or, if the index rises, your "down" Macro might only be worth $25.

The ten metropolitan areas the index will track for the Macro funds are: Los Angeles, San Diego, San Francisco, New York, Miami, Las Vegas, Denver, Chicago, Boston and Washington DC. The money you pay to buy shares is invested in short-term Treasury securities or income-earning deposits. Interest income pays for administration of the funds and may even yield dividends for Macro holders.

Macro Markets LLC is the sponsor of the exchange-traded program. Macro was founded by Yale economics professor Robert Shiller and Carl Case, economics professor at Wellesley College. Both were also prime developers of the Case-Shiller home price index methodology that is widely cited to gauge home value movements.

What are some of the potential uses of this first-of-its-kind exchange-traded fund? Basically the idea is to allow investors - big and small - to play the real estate market without having to own, finance or manage real estate.

You can profit even if values plummet, as long as you own "down" Macro shares.
You can get a good feel for the Macro concept -- pros and cons -- by visiting the website at and walking through the prospectus and key information there.

Is this for everybody? Absolutely not. You can definitely lose money if you bet wrong.
Then again, you can reap profits from houses -- without owning any.

Bill Swanson is an agent with over 20 years experience at CBSHome Real Estate, an affiliate of Berkshire Hathaway, in Omaha, Nebraska. For any and all of your real estate needs, email Bill at Bill.Swanson@cbshome.com or visit http://www.billswanson.com/ today.

i-house Unveiled in Omaha

Architects at the country's largest manufactured home company embraced the basic rectangular form of what began as housing on wheels and gave it a postmodern turn with a distinctive v-shaped roofline, energy efficiency and luxury appointments.

Stylistically, the "i-house" might be more at home in the pages of a cutting-edge architectural magazine like Dwell — an inspirational source — than among the Cape Cods and ranchers in the suburbs.

The layout of the long main "core" house and a separate box-shaped guestroom-office "flex room" resemble the letter "i" and its dot. Yet "i-house" stands for more than its footprint. The 'I' stands for innovation, inspiration, intelligence and integration.

Clayton's "i-house" was conceived as a moderately priced "plug and play" dwelling for environmentally conscious homebuyers. It went on sale nationwide Saturday with its presentation at the annual shareholders' meeting of investor Warren Buffett's Berkshire-Hathaway Inc. in Omaha, Neb.

"This innovative 'green' home, featuring solar panels and numerous other energy-saving products, is truly a home of the future," Buffett wrote his shareholders. "Estimated costs for electricity and heating total only about $1 per day when the home is sited in an area like Omaha."

Clayton Homes plans to price the "i-house" at $100 to $130 a square foot, depending on amenities and add-ons, such as additional bedrooms. A stick-built house with similar features could range from $200 to $300 a square foot to start.

The key cost difference is from the savings Clayton achieves by building homes in volume in green standardized factories with very little waste. Clayton has four plants in Oregon, Tennessee, California and New Mexico geared up for "i-house" production.

A 1,000-square-foot prototype unveiled at a Clayton show in Knoxville a few months ago was priced at around $140,000. It came furnished, with a master bedroom, full bath, open kitchen and living room with Ikea cabinetry, two ground-level deck areas and a separate "flex room" with a second full bath and a second-story deck covered by a sail-like canopy.

The "i-house's" metal v-shaped roof — inspired by a gas-station awning — combines design with function. The roof provides a rain water catchment system for recycling supports flush-mounted solar panels and vaults interior ceilings at each end to 10 1/2 feet for an added feeling of openness.

The Energy Star-rated design features heavy insulation, six-inch thick exterior walls, cement board and corrugated metal siding, energy efficient appliances, a tankless water heater, dual-flush toilets and lots of "low-e" glazed windows.
The company said the prototype at roughly 52,000 pounds may be the heaviest home it's ever built.

The final product will come in different exterior colors and will allow buyers to design online, adding another bedroom to the core house, a second bedroom to the flex room or rearranging the footprint to resemble an "L" instead of an "I."

The company sees the "i-house" as a primary residence — three developers already have inquired about building mini-developments with them — that also could appeal to vacation home buyers.

It represents a new direction and an innovative application for what our industry can do.

Bill Swanson is an agent with over 20 years experience at CBSHome Real Estate, an affiliate of Berkshire Hathaway, in Omaha, Nebraska. For any and all of your real estate needs, email Bill at Bill.Swanson@cbshome.com or visit http://www.billswanson.com/ today.

Every Mom Would Love a Membership!

Membership to Lauritzen Gardens makes a perfect Mother's Day gift. Give mom access to the garden and all our events, classes and members-only sneak peeks all year long!

Lauritzen Gardens is located at First and Bancroft streets, just north of Interstate 80, Rosenblatt Stadium and the Henry Doorly Zoo.

The garden hosts thousands of visitors annually and consists of 100 acres designed to provide visitors an opportunity to view a variety of foliage, flowers and fruits of plants from around the world. One visit to this ever-evolving garden will bring you back time and time again. Whether you are young or young at heart, an avid gardener or a novice, there is something for everyone.

Member Benefits

· Free admission for one year
· Quarterly newsletter
· A 10-percent discount on all regularly priced items in the gift shop
· Quarterly programs and event brochures
· Reduced registration for education programs
· Access to Lauritzen Gardens' horticulture resource library
· Advance notification of special events
· Invitations to exclusive members-only events

For more information visit: http://www.omahabotanicalgardens.org/.

Welcome to the HOA Board!

The annual homeowner association meeting convenes. The president announces that the floor is open for nominations. A fellow homeowner say to you, "You know, you would make a good board member." Before you have a chance to reply, some body movement indicates that you are willing, ready and able to serve.

"The nominations are closed," a vote is taken, and suddenly YOU ARE ON THE BOARD OF DIRECTORS!

You ask yourself, "What does being on the board mean, who is going to teach me and how much do I get paid?" Here are some basic guidelines on how to become a successful board member and enjoy it at the same time...a lesson in HOA responsibilities and practices.

What does it mean to be on the board? You have made a commitment that you will serve the HOA's interests to the best of your ability, be fair on matters that come before the board, will do your best to preserve and enhance the values of the common areas and that you will spend money in a prudent manner. Being a director also means that you have fiduciary duties which require making reasonable investigation into matters dealt with and acting in a businesslike, prudent manner when making decisions.

Who is going to teach you? Hopefully, you have several veterans on the board who will help you. Ideally, you will have the property manager who works closely with the board and is willing to offer guidance. Continuity is one of a board's greatest challenges. Ask questions. How have issues been handled in the past? Current boards should carefully consider plans laid by previous boards and not change them impulsively. Take time to become familiar with your association grounds and facilities. Review the HOA's governing documents, the rules and regulations, and any other board policies to develop a familiarity with them. Keep a set handy for when specific questions arise.

Make a commitment to attend all board meetings and prepare in advance by studying the agenda and related material. There generally aren't (or shouldn't be) many meetings but each deals with critical issues. Give them your full attention.

Budget time offers an opportunity to help build a sound financial future for the community. The two basic parts of the budget are Operating (deals with routine maintenance and day to day expenses) and Reserves (long range, major repairs and replacements). As a member of the board, you will be asked to predict future financial needs by using both past budget history and new information accumulated for future repairs.

How much does the job pay? While no money is paid, there are many personal rewards to be had for a job well done. Dealing with people requires patience and flexibility. Remember that while disagreement is not always avoidable, you were elected to make decisions. Consider carefully those decisions put before you and do your best. If you serve as a committed member, it will be one of the more rewarding experiences that you will have.

Bill Swanson is an agent with over 20 years experience at CBSHome Real Estate, an affiliate of Berkshire Hathaway, in Omaha, Nebraska. For any and all of your real estate needs, email Bill at Bill.Swanson@cbshome.com or visit http://www.billswanson.com/ today.