Bill Williams-Broker,REALTOR

As Hickory, NC strives to deal with low employment and a high vacancy rate of commercial properties, the city and the Economic Development Corporation have been creating incentives to lure business to the city. In 2007 the Hickory Fire Department asked the city if there was a way to reduce the number of vacant commercial buildings it monitors. The city in turn came up with an initiative dubbed "Operation No Vacancy".

The Redevelopment Committee was formed which included representatives from the city manager's office and the planning, fire, community, economic development, public services, and Catawba County building services departments. The committee's major work focused on five areas:

* enhancing the vacant building inventory that was developed in 2007

* designating a commercial revitalization area

* creating a vacant building revitalization grant program

* unifying existing redevelopment programs

* reaching out to stakeholders

Several programs were developed as Part of the initiative.

* a 50% fund-match up to $25,000 for exterior improvements of vacant buildings within the Commercial Revitalization Area (CRA)

* a 50% fund-match up to $5,000, for apperance improvements in the CRA

* a 50% fund-match up to $2,500 for landscaping

* 100% grant for net gain property tax revenue for 5 years for properties in the CRA that add new jobs and invest more than $500,000

As with any government programs, there are procedures that must be followed. For the $25,000 grant, a simple application is submitted with cost estimates of the work to be done. The Redevelopment Committee inspects the property and discusses the work to be done. At the same time represetatives from the fire department, public services, and Catawba County building services inspect the building for fire and safety code compliance. The tax-payer is providing the funds and so it makes sense that their interests are protected. After all, it would be foolish to provide money for a project only to have the building burn down because it didn;t meet the current fire codes. These inspections would be required anyway and the committee can advise the owner if any necessary code repairs can be covered by city grants. The committee then meets, with the owner present if desired, and approves the eligible repairs and improvements.

The grant is a reimbursement program. Fifty-percent of the grant is distributed when the improvements are completed and the rest when the building is occupied.

The program has been successful. So successful in fact that it has received the The City of Hickory received a national award for its Operation No Vacancy program during the Alliance for Innovation conference on Transforming Local Government in Corpus Christi, Texas in May, 2009.

The Alliance for Innovation is an international organization that highlights innovative programs and best practices from every aspect of local government. Alliance for Innovation emphasizes the importance of working across department and agency lines to develop new processes that improve the performance and efficiency of local government. Operation No Vacancy received an "Outstanding Achievement in Local Government Innovation" award.

Hickory also has the Brownfield Program. This is a grant program designed to help with Phase 1, 2, and 3 environmental programs.

As Hickory has worked hard to attract business to the area, it has become one of the least expensive cities in the country to do business. For more information on doing business in Hickory, NC and incentives to relocating your business here, visit http://www.hickorygov.com

The home-buyer tax credit has been extended and expanded! The government has extended the $8000 first-time home-buyer tax credit for buyers who have not owned a home in the previous three years. And homeowners who have been in their house for at least five years may qualify for a $6500 tax credit. And under this program you NEVER have to pay it back! Use the money for improvements to your home, retirement, or whatever you'd like!

Have you been thinking about moving but don't know if the time is right? The opportunity you've been waiting for may be here. Because of low interest rates and new government incentives more potential buyers may start looking around. And since you may qualify for the new $6500 tax credit also, this may be the right time to move on or move up. But you won't know if you don't get moving. What's stopping you from putting your house on the market now? If it doesn't sell, it costs you nothing.

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I had mentioned that it might not be the best time to sell your house. If there is no pressing need to move and you can afford to stay in your house, then you might better served to tay in your home for awhile. But if you need to sell and can afford to sell it there are some good things to consider.

Some homes sell quickly and some don't. Frustrated sellers will blame a bad market, while a good real estate professional will tell you that many times, a slow sale is often attributed to the listing price. If a home is overpriced, buyers will stay away. But, if the price is competitive with similar homes in the area and "shows" better than the competition, it will have a better chance of being sold quickly. The secret is perfecting a technique that's as American as apple pie: comparative shopping.

Although comparing houses with different styles, square-footages and locations is challenging, real estate professionals still feel it's one of the best methods to use when determining a home's market value. A responsible real estate agent will effectively evaluate a home's worth through a process known as Comparative Marketing Analysis (CMA). Taking a look at assets, such as a swimming pool, bigger than normal living spaces, a fantastic view, adjacent city parks and other attractions, the agent will begin to compare your home with similar properties, called "comparables," that have sold in the area within the last six months. Typically, the agent is able to recommend a realistic price range that will ensure you top dollar and a reasonab

However, factors such as the amount of time needed to sell your home can alter the agent's price recommendation dramatically. Typically, people should check with real estate offices in the community to determine the typical duration that listings are on the market. Sales associates will explain that the marketing "norms" vary with prices and properties. Based on this criteria, the agent feels confident that he or she will be able to sell it for a price that both you and the buyer will be happy with. However, if you're under time constraints because of unexpected job changes or moving agreements you've made on another property, this will narrow your chances of selling the home for top dollar in the market.

Assuming you have sufficient time to market the home, here are a few small steps you and your agent can take to finding the right price for your property. The best comparisons can be made with similar homes that have been sold within the last 45 days as opposed to the standard six months. Any longer and other factors, such as the economy, could cloud your view of how much your home is really worth.

Another good benchmark is to review the selling prices of homes that have just been sold and are pending closes. Most MLS services provide information on deals pending that most real estate agents should be able to shore with you. A good rule of thumb before setting a price is to make 20 comparisons of comparable properties within a one-mile radius of your house. Once completed you can feel comfortable that the price you've picked is a good gauge of the home's worth and won't discourage qualified buyers.

Being open and honest about what you see as the home's greatest strengths and biggest weaknesses will also help an agent get a better feel for how to best evaluate (or assess) and market your home. Think of your home as if you were the buyer. If your home is listed at the right price, you're well on your way to a speedy and fruitful sale.

THESE SERVICES ARE PART OF THE SERVICE REALTORS PROVIDE

-REALTOR.com has 1.3 million members, and statbrain.com estimates REALTOR.com gets 1.6 millionhits per day.

-CENTURY21.com receives over 2 million hits per month and the average visitor views the site for almost 20 minutes.

-ZILLOW.com and TRULIA.com are real estate websites used by real estate agents to list and search for homes for their clients.

-Activerain.com is a real estate agent web site where agents share information, listings and services via blogs and profiles.

-BillWilliamsRealestate.com is my website which offers VIRTUAL TOURS of your home for free.

-VIRTUAL TOURS are used by out-of-town buyers to see your home before they even arrive into town.