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Wednesday, March 28, 2012
Fewer Phoenix-area homes for sale; prices up
The shrinking inventory has prompted bidding wars and pushed up home prices in many communities.
At the end of February, the supply of homes for sale was just under 24,000, down 42 percent from a year earlier, mostly because of a 52 percent drop in foreclosures during the past year, according to the latest monthly real-estate report from Arizona State University's W.P. Carey School of Business.
As banks take back fewer homes through foreclosure, fewer homes go to auction or back on the market.
Tuesday's report, which said that home prices could keep climbing if the inventory of homes for sale remains low, was the most optimistic from ASU since the beginning of the region's housing crash in 2007.
"Supply is tight, in a pretty extreme way, and it looks like it will stay that way for months," said Mike Orr, director of the Center for Real Estate Theory and Practice at ASU.
Orr said that as long as supply is tight and there are more buyers than sellers, Phoenix-area home prices will continue to climb.
Metro Phoenix's median home price has steadily been increasing since last August, when it fell to a 12-year low of $113,000. The region's median for February was $124,500, up 8 percent from a year earlier.
Climbing home prices could entice more homeowners who bought before the boom to try to sell their homes.
More sellers would increase supply, balancing the market and aiding many frustrated buyers who are currently being outbid on foreclosures and short-sale homes.
"Now, I have a ton of buyers and no properties to sell them," said Diane Brennan of Scottsdale-based Keller Williams Integrity First Realty.
"I warned buyers for months they should act quickly. Many didn't pull the trigger before because they were waiting for the bottom," she said.
There is a potential problem lurking in the recent trend: Some appraisals aren't keeping pace with the increases in home prices.
Orr said appraisers are still looking at prices from three months ago.
In some parts of metro Phoenix, though, home prices have climbed 5 percent or more since the beginning of the year.
by Catherine Reagor - Mar. 27, 2012 10:48 PM The Republic | azcentral.com
Fewer Phoenix-area homes for sale; prices up
Demand For Homes Continues To Show Recovery - WSJ.com
A report Monday by the National Association of Realtors showed the index of pending home sales, reflecting deals that have gone into contract but haven't yet closed, rose 9.2% last month from a year earlier, continuing a rise largely fueled by investors' purchases of foreclosed properties. The index fell by 0.5% from January.
While buyers are starting to step forward, however, home builders and real-estate agents report an elevated level of contracts falling apart, as buyers run into trouble qualifying for mortgages amid tough lending standards.
Another common complaint: low appraisals that come in below a negotiated value, requiring sellers to cut their price or buyers to put more money down in order to keep a deal from collapsing. As a result, the pending sales figures could be overstating actual sales as buyers sign multiple contracts over the course of several months.
The number of contracts signed to purchase homes in February posted another strong gain in the latest sign that housing demand is up from the depressed levels of the previous 18 months. Nick Timiraos has details on The News Hub. Photo: Bloomberg News
Still, analysts say that housing demand appears to be stronger than at any point in the past year. Low prices are luring investors who can convert properties into rental units and make double-digit returns. More first-time buyers could face added urgency to move as landlords begin to raise rents and mortgage rates rise from record lows.
"We are seeing very strong activity out there," said Ivy Zelman, chief executive of research firm Zelman & Associates. Buyers are tired of deferring moves, and rising rents "have really pushed people off the fence," she said. "We're not ready yet to wave the victory flag and say home prices are going up, but we're confident they're stabilizing."
Monday's report showed that purchase activity was up 18.4% and 19% from a year ago in the Northeast and Midwest, respectively, after an unseasonably warm winter. Contract activity fell by 1.8% in the West.
Real-estate agents in many parts of the country say inventories of homes for sale are declining, leaving more buyers competing for less supply. Shrinking inventories could be a consequence of the decline in home prices, which has left more sellers unable or unwilling to sell their homes at a loss.
In Orange County, Calif., the number of homes listed for sale is down by 36% from a year ago. Meanwhile, the number of homes under contract is up 25% to its highest level in four years, according to Steven Thomas, a local housing-market analyst.
So far this year, nearly one in six homes listed for sale have gone under contract within their first three days across the 18 markets covered by Redfin Corp., a Seattle-based brokerage, said Glenn Kelman, the firm's chief executive.
by Nick Timiraos The Wall Street Journal Mar 28, 2012
Demand For Homes Continues To Show Recovery - WSJ.com
Housing availability plummets 42% as prices rebound - Local News - Phoenix, AZ - msnbc.com
This has put housing in short supply and helped to boost homes prices by nearly 16 percent since values bottomed out in September 2011, according to an Arizona State University report.
The findings are probably a shock to Valley residents used to gloomy housing news, said Mike Orr, director of the Center for Real Estate Theory and Practice at the W.P. Carey School of Business at ASU.
"They think we have a glut but we have a shortage, and it's almost as stressful as having a glut as to have a shortage," Orr said.
Many buyers have become dispirited after making multiple offers and not getting a home. That problem will likely get worse in the next few months because spring is the most active time for home buying, Orr said.
The shortage is made worse because new home construction had fallen so dramatically.
Builders completed about 4,000 homes a month at the peak of the housing boom, but that's fallen to about 400 a month now. Orr expects builders can double production but he said they face limits because so many construction workers left the state when the housing market crashed.
"I can't see them building enough to change a shortage into an adequate supply, at least not in the short term," he said.
The February housing report includes Maricopa and Pinal counties. Its findings include:
• Median sale prices rose 8.3 percent from February, from $115,000 to $124,500. That includes new homes.
• The average price per square foot rose 4.1 percent, from $81.07 to $84.36.
• Monthly foreclosures are up from February but down 9 percent from February 2011.
• Foreclosure completions were down 52 percent in the last year.
• Bank-owned sales dropped 40 percent.
Low-end and moderately priced homes are in the highest demand, Orr said.
Housing wasn't hurt by gas prices of nearly $4 a gallon, Orr said. But it has affected where people want to buy and made central locations more desirable.
Orr said the improving housing news doesn't indicate the market is healthy or normal yet. Prices need to rise about 33 percent based on trends of long-term average pricing, Orr said. That would place values at $120 per square foot. Prices had fallen to $78 but are now at $90.
"I don't know when we'll get back to normal," Orr said. "Arizona, housing prices in particular, seems to be a very volatile market."
by East Valley Tribune msnbc.com Mar 28, 2012
Housing availability plummets 42% as prices rebound - Local News - Phoenix, AZ - msnbc.com
Tuesday, March 27, 2012
Bernanke says US job market weak despite gains
WASHINGTON - Fed chairman Ben Bernanke says that the U.S. job market remains weak despite three months of strong hiring and that the Federal Reserve's existing policies will help boost economic growth.
Bernanke's comments Monday to a group of economists in Arlington, Va., drove stocks higher. Many took his cautious words about the economy to mean the Fed is likely to stick to its plan to hold short-term interest rates at record lows through 2014.
Though the hiring has helped support consumer confidence and incomes, "we have not seen that in a persuasive way yet," Bernanke said. The Fed needs to "remain cautious" in deciding what its next moves should be, he said.
Further job gains will likely require stronger consumer and business demand, Bernanke said in a speech to the National Association for Business Economics' spring conference.
The association has 2,500 member economists who work for corporations, universities, the government and trade associations. Bernanke was addressing the group for the first time since 2008.
After Bernanke spoke, the Dow Jones industrial average rose 160 points, its third-biggest gain of the year. Broader indexes also increased.
The surge in hiring since December had led some economists to predict that the Fed might consider raising rates earlier than planned. But many took Bernanke's cautious tone as a firmer commitment to the late-2014 timetable.
And some viewed the speech as a signal that the Fed might take further steps, if the economy falters, to try to further drive down long-term borrowing rates. The goal would be to encourage more spending by consumers and businesses.
Robert Dye, chief economist at Dallas-based Comerica bank, said the Fed might extend a program of shuffling its investment portfolio to shift more of its holdings into long-term Treasuries. That could help lower long-term rates. Or the Fed could launch another round of bond buying.
"The chairman is very much keeping additional monetary-policy options on the table," said Dye, who attended the NABE conference.
Employers added an average of 245,000 jobs a month from December through February. The unemployment rate has fallen nearly a full percentage point since summer, to 8.3percent.
Still, the economy grew at an annual pace of just 3 percent in the October-December quarter. Economists think growth has slowed in the January-March quarter to around a 2 percent annual rate.
Bernanke said the combination of modest economic growth and rapid declines in unemployment is something of a puzzle. Normally, it takes roughly 4 percent annual growth to lower the rate by 1 percentage point over a year.
He offered some reasons for the unexpected decline in unemployment. Employers may be hiring rapidly because they cut too many jobs during the recession. He also said that government revisions may later show stronger economic growth over the past year.
But Bernanke cautioned that he doesn't expect the unemployment rate to keep falling at its current pace without much stronger growth and more robust hiring. He noted that the rate is still roughly 3 percentage points higher than its average over the 20 years preceding the recession.
"Despite the recent improvement, the job market remains far from normal," Bernanke said. "The number of people working and total hours worked are still significantly below pre-crisis peaks."
Bernanke also expressed concerns about the millions who have been out of work for more than six months. Those long-term unemployed Americans have made up more than 40 percent of the unemployed since December, he said. In the severe 1981-82 recession, long-term unemployment never exceeded 25 percent.
"Long-term unemployment is particularly costly to those directly affected, of course," Bernanke said. "But in addition, because of its negative effects on workers' skills and attachment to the labor force, long-term unemployment may ultimately reduce the productive capacity of our economy."
The Fed is concerned that the recovery could falter, as it did last year. Americans aren't seeing big pay increases. Gas prices are high. And Europe's debt crisis could weigh on the U.S. economy.
As long as inflation remains tame, analysts think the Fed will likely hold interest rates down to give the economy more support. Most economists don't think Fed officials will change their interest-rate policy at their next meeting on April 24-25 and will ease credit only if the economy slows further. While the recent job-market gains may continue, analysts think the record-low rates will continue as well, at least through this year. The Fed could reconsider the timetable next year, if the job gains prove more enduring.
But for now, most economists sense the Fed is committed to its plan.
"The clear tone of Chairman Bernanke's statement is that he is defending the Fed's current highly accommodative position," said David Jones, chief economist at DMJ Advisors.
by Martin Crutsinger - Mar. 26, 2012 06:27 PM AP Economics Writer
Bernanke says US job market weak despite gains
Goodyear, Glendale eye vacant land near ballparks
Three years after the training ballparks were built, fans are left with little more to do than walk to and from the parking lots.
Land that had been planned to house a hotel and convention center, restaurants and offices became mired in foreclosures, bankruptcies and legal wrangling.
Leaders in both cities worry how they will pay off the complexes. Dwindling tourism-tax revenue collected by the Arizona Sports and Tourism Authority has meant a funding shortfall for stadium improvements.
Glendale and Goodyear are on the hook for $63 million and $43 million in stadium costs, respectively, that city leaders had expected would be paid by the tourism authority.
With a legal battle over development rights winding down, Goodyear Mayor Georgia Lord talks of circumstances beyond the city's control.
"It's a very emotional time," she said. "Some of those memories and heartaches are going to linger, but I think this is the time to finish it up, and we'll just get on with whatever next is going to happen with our stadium."
Glendale is also deflated over expectations surrounding its spring-training complex, Camelback Ranch Glendale. The city borrowed $200 million for the project. Sales taxes from surrounding amenities were expected to help pay for it.
"Camelback Ranch to me is the big drain," Glendale Mayor Elaine Scruggs said two months ago during discussions on how the city could restructure its debt.
But both cities are taking steps to jump-start construction. Goodyear recently settled a lawsuit, a move city leaders hope will pave the way for commercial development around its remote ballpark southeast of Estrella Parkway and Yuma Road. And land surrounding Glendale's ballpark, once tied up in foreclosure, is up for sale again. Much of the land surrounding the stadiums is on the market again or is expected to be soon.
Goodyear earlier this month approved paying $1.1 million to settle with a bank and landowner, a move that will soon put roughly 100 acres around its $123 million ballpark up for sale.
For Glendale, the lender that foreclosed on a huge chunk of land was the only bidder to buy it. A key 70-acre parcel next to the stadium was put on the block two months ago.
"We've had offers," said Mark Winkleman, chief operating officer of ML Manager LLC. "Nothing that we've accepted yet, but we hope to before too long."
A Main Street never built
Camelback Ranch, at Camelback Road and 107th Avenue, is surrounded by 166-acres that was to be called Main Street. Developers spent $120 million on land and zoning to build a sprawling, sports-themed office, shopping and resort complex. The land could support 2.8 million square feet of development.
But when the market crashed and developers defaulted on loans, ML Manager, successor to lender Mortgages Ltd., began foreclosure proceedings. ML Manager has control of roughly 86 acres near the ballpark, including a 70-acre site on the southwestern corner of 99th and Maryland avenues.
The city hopes the land will ultimately contain mixed-use development primarily focused on employment, residential, lodging and higher-end retail.
The complex is on land owned by Glendale, but the land is actually in Phoenix.
A broker offering the land has plans to approach a new ownership group of the Los Angeles Dodgers, who share Camelback Ranch with the Chicago White Sox. There are several groups of bidders vying for the Dodgers.
"There is a need out there today for amenities and housing for the teams," said Brent Moser, Cassidy Turley executive vice president.
The other option for the area is a limited-service hotel, Moser said. The developer has taken calls from those who want land to build higher-end hotels closer to Loop 101 and Westgate City Center, in time for the area to host the Super Bowl in 2015, Moser said.
Apartments would likely be the easiest to build on land near the stadium, but "I don't know if that's the highest and best use for this property long-term," Moser said.
The White Sox believe growth around the stadium is only a matter of time.
"Certainly, more stores, shops, restaurants and hotels benefit White Sox fans during their visits to spring training, but that scale of economic development benefits Glendale and the residents of the West Valley year-round as well," said Scott Reifert, team spokesman.
'No win here'
At Goodyear Ballpark, where the Cincinnati Reds and Cleveland Indians train, attendance has been at the bottom of the Cactus League for two consecutive seasons.
Development plans around the stadium called for a hotel and convention center, restaurants and offices.
But legal battles between a bank, city and family landowners broke out over costs associated with streets, utilities and other work needed to develop land around the stadium.
When the disagreement threatened to delay construction of the ballpark, Goodyear took control of the loan and finished the job.
In June 2009, the bank sued, saying the city's action accelerated the due date on its loan to the family, and they defaulted in 2008. The suit was part of the bank's effort to foreclose on the land surrounding the stadium and south of Lower Buckeye Parkway.
The family filed a lawsuit against the city in January 2010, arguing the city received benefits it did not pay for.
The settlement agreement reached by the City Council earlier this month clears up all the issues related to the title of the land and its development rights.
The bank plans to market the property as soon as a bankruptcy court agrees to the settlement.
City officials say there has been development inquiries about the land, but it has been tied up in litigation. They want to put the issue behind them.
"Unfortunately, there is no win here in this situation," said Vice Mayor Joanne Osborne before approving the settlement.
by John Yantis - Mar. 26, 2012 09:32 PM The Republic | azcentral.com
Goodyear, Glendale eye vacant land near ballparks
Monday, March 26, 2012
1 tax break homeowners may have missed - East Valley Tribune: Money
But there also are a lot of added costs that come with purchasing a home. For buyers unable to make a down payment of at least 20 percent of their home's purchase price, one of those costs is private mortgage insurance, or PMI. A PMI policy is coverage that you, the homebuyer, pay for, but it protects your lender in case you default on the loan.
Now, however, some PMI payers can use those insurance payments as a tax deduction when they file their returns.
This tax deduction was created as part of the Tax Relief and Health Care Act of 2006 and originally applied to private mortgage insurance policies issued in 2007.
But because the housing market was slow to recover, lawmakers have extended this tax break. It now is in effect for premiums paid through 2011.
The private mortgage insurance deduction can be taken for policies issued by private insurers as well as insurance provided by the Federal Housing Administration, the Department of Veterans Affairs and the Department of Agriculture's Rural Housing Service.
If you itemize deductions you will find the private mortgage insurance deduction in the "Interest You Paid" section of Schedule A. It is claimed on line 13.
What amount of PMI do you claim? You should find the amount in box 4 of the Form 1098 (or the substitute year-end loan information statement) that your lender sent you.
While it's easy to claim the PMI deduction, make sure you meet the requirements.
First, note when you paid the mortgage insurance. The deduction is allowed only if you took out the mortgage on which you pay PMI on or after Jan. 1, 2007. No PMI premiums are deductible if they were made in connection with a home loan that was made before that date.
Any associated PMI premiums on new mortgages issued through 2011 will qualify for the deduction.
If you refinanced your home since Jan. 1, 2007, you also qualify for the PMI deduction on that loan. Be careful how you structure your refi. The mortgage insurance deduction applies to refinances up to the original loan amount, but not to any extra cash you might get with the new home loan.
You also might be able to deduct private mortgage insurance payments on a second home loan. As with your primary residence, the loan on the second home must have been issued in 2007 or later to be deductible.
The additional property also must be for your personal use as a second or vacation home. If you rent it out, then you could end up paying the PMI without any help from the Internal Revenue Service, unless you claim tax breaks on the home as rental property.
Finally, while there is no statutory limit on the amount of PMI premiums you can deduct, the amount might be reduced based on your income. The deduction disappears completely for most homeowners whose adjusted gross income is $109,000 or $54,500 for married filing separately taxpayers.
Mortgage rates jumped this week as investors became more optimistic about economic growth in the United States.
The 30-year fixed-rate mortgage rose 14 basis points to 4.29 percent. A basis point is one-hundredth of 1 percentage point.
The 15-year fixed-rate rose 10 basis points to 3.48 percent. The average rate for 30-year jumbo mortgages, generally loans for more than $417,000, rose 12 basis points to 4.85 percent.
The 5/1 adjustable-rate mortgage rose 10 basis point to 3.24 percent. With a 5/1 ARM, the rate is fixed for five years and adjusted annually thereafter.
The volume of mortgage applications decreased 7.4 percent last week, compared to one week earlier, according to the Mortgage Bankers Association.
by Kay Bell Bankrate.com Mar 23, 2012
1 tax break homeowners may have missed - East Valley Tribune: Money
Saturday, March 24, 2012
Apartments on tap at Morrison
The 228-unit apartment complex will be going up on a 14-acre parcel of land that Scottsdale-based P.B. Bell Companies bought from the Arizona State University Foundation on March 6 for about $2.8 million, according to R. Chapin Bell, president of the real-estate management and development firm.
To date, Morrison Ranch has developed 2,300 single-family lots in five neighborhoods, and Bell said he has special plans for the complex, to be built on a parcel in the Highland Groves area, near Big League Dreams near Elliot and Power roads.
"We're very excited about it," Bell said. "What's different about it is there are so many high-density developments, with 24 or even 28 units per acre. This has a lower density, with 16 units per acre. And that creates more open spaces that people can enjoy, with more landscaping, lush trees (and) green grass. It will have a nice, open feel to it."
The land is part of a nearly 80-acre parcel that Marvin and June Morrison donated to the ASU Foundation in 1998. As part of that deal, ASU's College Of Agribusiness became the Morrison School of Agribusiness and Natural Resources at the ASU Polytechnic campus at Phoenix-Mesa Gateway Airport in Mesa.
Nearly all of the 14 acres owned by P.B. Bell was part of that donation, said Scott Morrison, one of the co-owners of the ranch.
None of the buildings in the development -- a mix of one-, two- and three-bedroom units -- will be higher than two stories. The complex will include a resort-style pool, fire pits, grills, ramadas with TVs, a spa and a resident lounge with kitchen facilities. There also will be a playground for children.
Bell said the units will include granite countertops, custom cabinetry and upgraded flooring, and will lease for about $800 to $1,200 a month.
MT Builders of Scottsdale will start construction within 90 days.
by John Stanley - Mar. 23, 2012 01:52 PM The Republic | azcentral.com
Apartments on tap at Morrison
'Resort' assisted living popular despite price
When Bob Whipple was recovering from knee-replacement surgery late last year, he counted 39 friends and neighbors who came to visit him.
And why not? Most didn't have far to walk.
He and his wife, Helen, live in Sagewood, an upscale-retirement complex near the
"I went to our health facility next door and stayed in a lovely private room for a week," said Whipple, a gregarious 79-year-old, speaking of his post-surgery recovery. "It never cost us a cent, not a penny. They have to take care of us no matter what, at no extra cost."
Facilities such as Sagewood bundle retirement-resort living with elder health care. Simply put, you live independently in an apartment until you need assisted living, memory help or skilled nursing care. The concept has been around for a while but is getting a new look as the oldest Baby Boomers retire, though it's clearly not for everyone.
Sagewood, operated by privately held Life Care Services of Des Moines, Iowa, provides resort-style amenities expected of an upscale complex, such as four restaurants and two swimming pools, jacuzzis, weight and fitness facilities, classes and special-interest clubs. Weekly housekeeping is provided in each home, and a monthly allowance covers most meals.
Sagewood offers on-site health care at no extra cost, except for added meal expenses and medical supplies required during health stays, and ancillary services from doctors and medical specialists. Sagewood is regulated by the Arizona Department of Insurance.
"We're basically offering long-term health care," said Stewart Ingram, the facility's executive director. "It's a life-care contract."
Sagewood is open to people 62 and up, with the average age 77 or 78, Ingram said.
Various other apartment retirement complexes in metro Phoenix have a similar focus, typically combining assisted living, nursing care, memory care and other services in an active-adult atmosphere.
These include Vi at Grayhawk, Vi at Silverstone,
Life Care Services has been in business for four decades.
"It's not a new concept," Ingram said. The firm operates about 90 such communities.
Because homes are taking a lot longer to sell these days, making it tough for prospective residents to move in, some developments are dangling incentives. For instance, Sagewood is offering interest-free financing for up to 18 months to help residents pay part or all of the one-time entrance fee.
"That allows clients to leave their homes, come to Sagewood and enjoy all the services and amenities ... while waiting for their homes to sell," Ingram said.
Part of Sagewood's marketing approach is to get seniors thinking about these issues before they're forced to. Many people wait until they face a health emergency, but by then, they're often hurried into making hasty decisions.
Pricey considerations
The Sagewood experience doesn't come inexpensively. Life Care Services charges one-time entrance fees ranging from about $310,000 to $1.1 million, depending on the size of the apartment, which you don't own. The entrance fee for a second person is $12,000. That's on top of monthly fees ranging from about $2,400 to $4,100, plus around $1,100 for a second person, covering rent, most meals, most utilities, weekly housekeeping and more. Sagewood has 19 floor plans ranging from 750 to 2,400 square feet, Ingram said.
But Life Care Services does offer a return-of-capital program that makes the up-front cost easier to bear. The company returns 80 percent of the entrance fee to residents if they decide to move out or to beneficiaries when residents die. The company promises a full refund to anyone moving out in the first four months.
The 278-apartment Sagewood property, which opened two years ago, is about 60 percent occupied.
It's important to note that not everyone will need significant assisted-living or nursing care, though it's hard to predict how much you might require. Long-term-care insurance can be a lower-cost option for people who can qualify medically for it, with a 60-year-old couple in good health likely to pay an annual premium of about $3,000 for a standard policy, reports the American Association for Long-Term Care Insurance. But premiums rise the older you get, and you become less likely to qualify for coverage as you age.
A full year of assisted-living care averaged about $36,000 in
Sagewood residents aren't required to have a long-term-care insurance policy, but they must maintain coverage for Medicare Parts A and B and supplemental insurance, the company said. Prospective residents also must pass a memory health assessment, and they can't need 60 or more minutes of personal care a day.
Not for everyone
Those prices make Sagewood unaffordable for a lot of retirees, and there are other possible impediments. For example, although pets are allowed, smoking is not, even within apartments. Also, Sagewood is a high-density community, which means there are rules everyone must follow.
"If you make up your mind that you don't want to be around a lot of people, this place isn't for you," Helen Whipple said.
Husband Bob, a retired certified public accountant, ran the numbers before the couple sold their Carefree house and moved to Sagewood. In terms of monthly costs, he said living at Sagewood came to within $50 of what they had been spending. They felt the extra outlay was worth the peace of mind.
The Whipples have two sons, both married and living out of state. They said both welcomed the move, in part because it relieves them of potential caregiving pressure.
"I'm not sure if it was our sons or our daughters-in-law who rejoiced the most," Bob Whipple quipped.
By Russ Wiles azcentral.com Mar 23, 2012
Buying a home in a tax lien sale
by G.M. Filisko Bankrate.com Mar 23, 2012
Buying a home in a tax lien sale
Friday, March 23, 2012
Housing Crisis to End in 2012 as Banks Loosen Credit Standards
by Krista Franks Brock DSNews.com Jan 24, 2012
Housing Crisis to End in 2012 as Banks Loosen Credit Standards
Tuesday, March 20, 2012
The one number to watch for a housing recovery
The one number to watch for a housing recovery
Monday, March 19, 2012
The Impact of Rising Mortgage Rates
by Lawrence Yun Chief Economist National Association of Realtors Mar 16, 2012
The Impact of Rising Mortgage Rates
Home prices rise for first time in 18 months: RE/MAX | HousingWire
Home prices rise for first time in 18 months: RE/MAX | HousingWire
Wednesday, March 14, 2012
US Mortgage Restrictions to Increase
US Mortgage Restrictions to Increase
Tuesday, March 13, 2012
Commercial Mortgage Lending: LIBOR vs. Fixed-Rate Loans
Commercial Mortgage Lending: LIBOR vs. Fixed-Rate Loans
Monday, March 12, 2012
Phoenix-area homebuyers squeezed out by investors
Phoenix-area homebuyers squeezed out by investors
Reuters: Business News
National Commercial Real Estate News From CoStar Group
Latest stock market news from Wall Street - CNNMoney.com
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- Demand For Homes Continues To Show Recovery - WSJ....
- Housing availability plummets 42% as prices reboun...
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- Goodyear, Glendale eye vacant land near ballparks
- 1 tax break homeowners may have missed - East Vall...
- Apartments on tap at Morrison
- 'Resort' assisted living popular despite price
- Buying a home in a tax lien sale
- Housing Crisis to End in 2012 as Banks Loosen Cred...
- The one number to watch for a housing recovery
- The Impact of Rising Mortgage Rates
- Home prices rise for first time in 18 months: RE/M...
- US Mortgage Restrictions to Increase
- Commercial Mortgage Lending: LIBOR vs. Fixed-Rate ...
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- Housing Update Spring 2012
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My Nonprofit Reviews
Review for The Art of Yoga Project, Palo Alto, CA, USA
I am so grateful to be working with this amazing team! We are an organization of women helping teen girls right here in our own communities – Santa Clara, San Mateo and San Francisco counties. I am honored to represent their voices and ask for your help.
These are children. 12-17 years old. The average age is 15. They are incarcerated and yes, they have made poor choices, but the truth is that they are caught in a cycle of victimization. The Center for Gender and Justice reports nationally 70-90% of girls in the system have been sexually abused. What typically happens is a girl is abused at home, she then runs away and on the streets is further victimized with 'crimes of survival', involving drugs, gangs, or even prostitution.
So while our mission speaks specifically to developing girls' accountability, we absolutely need a therapeutic approach. This is called "trauma-informed," meaning interacting with her in a way that is not harming, but healing and transformative.
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subset: commoncrawl


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Fitness FAQ from TexasFITT
Welcome! We've listed the answers to some of the most common questions we get about health and fitness. If you have a question you don't see on the list, feel free to contact us — we're here to help.
Do I need to see a doctor first?
Come chat with our professional fitness staff — they'll show you around the facility, introduce you to our group fitness classes, and ask a few questions to help you decide if you need a doctor's permission before you work out.
How often should I work out?
According to the American College of Sports Medicine — one of the leading sports medicine organizations in the world — you should get at least 150 minutes of moderate exercise each week. That works out to about half an hour, five days a week.
Everybody's needs are slightly different, though, which is why we provide so much one-on-one attention to help you design and implement the right fitness program for you. If you're just transitioning out of a sedentary lifestyle, you might do a little less exercise at first; or if you're working to lose weight or meet a specific sports goal, you'll probably do more.
What's the best way to lose body fat?
Both cardiovascular training and strength training help you lose body fat. If you're trying to lose weight, the very best approach is a combination of both. Our professional personal trainers can help you set specific goals and then design a cardio/strength training program that'll meet them.
Which comes first — cardio or weights?
That depends on what sort of goal you're working toward. If your first priority is building muscular strength and endurance, lift weights first. If you're more focused on building cardiovascular fitness or losing weight, do your cardio first.
Should women lift weights?
Absolutely! Some women feel that they shouldn't do strength training because it'll make them "bulky like a man," but the truth is that most women's bodies don't produce the sort of hormones it takes to bulk up like that. What strength training will do is help create a sleek, fit look that many women enjoy, and of course, the benefits go far beyond the mirror. Strength training of any type also makes everyday tasks easier, strengthens your bones, reduces your risk of some diseases, and also helps burn calories to shed fat.
Do I need to take supplements?
Not necessarily — you can get most of what you need from food if you're eating a healthy, balanced diet. If your diet isn't quite up to par, we're here to help you craft a nutrition plan that's healthy and energizing, and gives your body exactly what it needs.
Can I spot reduce?
Nope! This is one of the most persistent myths in fitness, but you absolutely cannot direct your body to remove fat from a particular area on demand. What you can do is create a habit of cardiovascular workouts that'll help you reduce body fat across your entire body, and use strength training to help sculpt the lean shape you're working to reveal.


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Action/ADVENTURE | SCI-FI
"Existence is beautiful, if you let it be. Life is not a question. There does not need to be an answer."
In a sci-fi universe governed by an unknowable, god-like entity known as the ATLAS, players awaken next to a crashed ship and take to the stars, discovering three fellow travellers with which to share their journey...
· Writer of the acclaimed 30 hour 'Atlas Rises' story update, revamping and adding to the game's lore with a new main questline & double the amount of NPC and base quest interactions in the game. Additional lore for No Man's Sky: NEXT.
· This 30 hour story update led to the game rising to the top of the Steam and Playstation Store bestselling charts and was positively reviewed by The Guardian, GQ, Kotaku, Wired, and other publications, as linked below.
January 2017 - May 2018
GQ Magazine: "The latest of these [updates], named Atlas Rises, comes out almost a year to the day that the game was first released. It marks the most substantial update yet, and it better plots a course for the game's future. [...] The result is by far the most cohesive and intriguing tale that the game has delivered so far."
The Guardian: "The new Atlas Rises update is the closest the studio has come to really answering the big defining question about what its game does. An overhauled storyline offers up a tangible directive that allows players to better plot a course through the umpteen planets that litter the procedurally generated universe [...] all of this exposition is actually pretty intriguing (by far the best No Man's Sky has delivered in terms of narrative pull-through)."
Vice: "I don't want to give away the surprise of what happens, but here is what I will say: This 30 minute section of No Man's Sky's new story update offers a glimpse into the future of games (or at least one future). It blends clever procgen, carefully handcrafted spaces, and a surprising variation of narrative pacing in a way that doesn't only impress me, but also helps to make sense of No Man's Sky's core design philosophies for me. Prior to this, it was not clear that procgen-driven games could leave me biting my nails in anxiety about the story. Plenty had been filled with intriguing lore, sure. But mostly they were games that delivered on feelings of exploration (as in Minecraft or Unexplored) or skillful mastery (like Spelunky, Invisible, Inc., or Downwell). But in Atlas Rises, No Man's Sky shows how procgen can aid storytelling."
Gamespot: "The very first words No Man's Sky's unseen, unheard protagonist reads when starting the new Atlas Rises missions are the words that have guided all the best humanistic science fiction: "You are not alone." [...] The new story mode, in which you encounter Artemis, one of the first explorers of this universe, is strong enough to pull you along. For new players, the early missions in the storyline act as the game's ersatz tutorial, but the training wheels come off fairly quickly. It's a story that plays to the game's strengths, holding the never ending journey sacred, and giving players a consistent empathetic voice, while also taking them to far more personal, affecting places than the original Atlas Path ever did. It's still a quest to the center of the universe, but what you will find there is immensely more gratifying."
Kotaku: "The new narrative elements help draw the steadily-expanding pool of gameplay loops into something resembling a unified whole — there's now a core story quest (which further deepens the surprisingly nihilistic lore) alongside randomly-generated missions. The intergalactic meandering that remains at the centre has snapped back into focus, because there's greater incentive to go off and explore. I can still slip into my favourite spacecraft and let the psychedelic beauty and dreamy ambience wash over me, but it's no longer all that the game has to offer. Now it's the striking backdrop for thrilling adventures with tangible rewards."
Wired: ""Atlas Rises" is the third update since the game's release, and it feels fundamentally different. [...] By adding 30 hours of story to the game, the update fleshes out a more complex narrative."
The Verge: "For me, the most important change has been the fleshed-out story campaign. One of the best parts of No Man's Sky is its openness — you can go basically wherever you want, provided you have the resources — but this can also lead to a sense of aimlessness. [...] No Man's Sky's new story is much more direct. As soon as you start playing, you'll be alerted to an incoming transmission from a fellow traveler lost somewhere in the vast reaches of the universe. Slowly, the two of you manage to beam messages back and forth, with the eventual goal of finding out just who and where they are."


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How to Connect Your Laptop to an Unknown SSID in Windows XP
For security reasons, some wireless networks don't broadcast their SSIDs. A wireless network not broadcasting its SSID doesn't show up in your list of networks.
You first need to ask for the SSID from the person in charge of the network. After you know the SSID, you must manually connect. Follow these steps to do so:
Choose Control Panel from the Start menu.
The Control Panel window appears.
Click the Network Connections icon.
The Network Connections window appears.
Right-click the wireless network connection's icon and choose Properties from the pop-up menu.
Click the Wireless Networks tab.
Click the Add button, near the bottom of the dialog box.
In the Wireless Network Properties dialog box that appears, you can manually configure the connection to the unknown wireless network.
Type the SSID in the Network name field.
Optionally, enter the network key or password.
If the network key box is disabled, as shown in the above figure, another dialog box may appear and prompt you to enter the password.
Click OK.
At this point, the network should show up as available in the list. You can then connect to it by clicking its name.


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Studio Update, brought to you by Alley Bangarang:/
Last night we had a first here at Red 5... actually it was just a first...
Before closing, I had to (for the first time ever in 10 years of working in this industry) ask some clients if they lost their fishing lure... Yes, that's right... Someone left a fishing lure in our lobby by the bathroom door.
SO... If any of our awesome clients lost their lucky lure, let me know!
I want to say that I'm really proud to work with the crew we have here at Red 5. Our current staff is full of talent, and lacks the drama. Fun times, and great tattoos. So thanks Carl, Chris, Brett, Lorin, Matt, Stoll, Jason, and Martin. We're lucky to have such a great team here at Red 5, and will be sad to see Lorin leave for Germany!


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Singapore (or Singabore as I more affectionately refer to it) is one of those cities you can't quite put your finger on. The old blends in with the new but a contrast still remains. High rise buildings tower over small sheds, stalls and little markets. This is where the 'real' Singapore still shows, the Singapore of days gone past, the Singapore that was still more Asian than the Western hub it is today.
Singapore is a well-maintained city, relatively modern, clean and organized. The government make a great effort to keep it that way which had resulted in quite the stringent regimen restricting citizens in more than one ways. The most known policy probably is the ban of chewing gum, to be fair the streets are clear of gum but yet still trash is found everywhere. Violations are heavily fined and people get seriously discouraged to go against any government policy 'or else'.
A great little precaution the government has taken is the spraying against mosquitos. Big trucks hose down the city with some sort of Deet like substance, keeping the number of mosquitos at a low and with this largely preventing both Dengue and Malaria. As I function as a walking mosquito repellent for everyone else because they are too busy biting me, I do really enjoy the lack of these annoying little critters, but I can't help but wonder what kind of health effect the spray has to Singapore's citizens.
Another example of this regimen is the policy on car ownership. To control the traffic situation the government has taken precaution and had implemented a system in which only a certain number of car permits are appointed at one time. These permits are auctioned off every 2-3 weeks, cost around S$70.000 and are valid for 10 years. As a result not many people own a car and the streets feel rather deserted.
Walking around the city almost feels like wandering through a mall before opening hours. The streets are empty and even the 'city centre' feels a little quiet at all times a day. Coming from London, a city so crowded there is a human traffic jam at the underground at most hours of the day, I can't help but feel a bit lost in this young city.
Because of the mix between East and West I always assumed this would be a good place to live, at least for a while. The city seems to offer all the Asian cultural things and impulses I love so dearly whilst still enjoying the comforts of the West I have gotten so accustomed to. But after having spent almost a month in the city I'm beginning to wonder if it is really for me.
One thing I absolutely love about the city though is the vast amount of Hawker stalls and centers. Here you can find a wide variety of street foods and taste the 'real' Singaporean flavor. From Chinese to Malay, Japanese to Western, Singapore really is a melting pot of flavors, cultures, languages and religions.
In terms of things to do there really isn't all that much around and after having visited the botanical gardens, Supertree grove, the Merlion, Orchard Road and Marina Bay you swiftly run out of things to do.
Because we Couch-surfed here for a few days we met some of the locals who took us around the city, showing us the 'local' life and got to enjoy another side of Singapore. This made me appreciate it more to a certain extend; life is comfortable, it offers a great social network and a wide variety of people of all walks of life, cultures and religions and most importantly(?) amazing foods at all times of the day.
Whilst in Singapore the city got ready to celebrate their 50-year independence. Everywhere stages were being built, flags were raised, moral was lifted and patriotism was as present as ever. When the big day finally arrived the streets flooded with people dressed in bright red, the color of Singapore, all laughing, enjoying their day off and trying to find the best possible spot to enjoy the events of the day and the grand fireworks display later that evening.
After a day of wandering around the city, observing all the festivities and events, we found ourselves at a prime location and possibly the best spot one can think of; The Marina Bay Sands. Somehow we managed to get a table without mandatory reservation in the VIP section for free when everyone else had paid good money to be there. From here we enjoyed the view, airshow and the lovely firework display later that night whilst enjoying a good glass of wine, great company and some delicious snacks.
Overall I enjoyed our time in Singapore but as I am flying back to this peculiar city once again I already find myself struggling to find something to pass the time.
I guess when all fails, one can always eat their way around the city and engage their taste buds in a frenzy of tastes made up of a blend of all cultures and flavours the city has to offer.


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Dear Santa,
I know it's been more than 20 years since I last wrote you a letter, but I figured I've been a pretty decent fellow this year and could use a couple gifts this year.
I'm not asking for a lot; just five things you can do for me and the rest of the basketball lovers in the area. I know you're busy, but if you could deliver on these requests there could be an extra cookie or two waiting for you by the fireplace. And we all know how much you like cookies.
Besides, I think you owe me a couple gifts since you failed to deliver Cliff Lee to my beloved Yankees.
You already took care of the first gift on my wish list by rescheduling Lanierland for the week of Christmas. The state's oldest tournament, which begins this morning, lost its luster last year because it landed smack dab in the middle of the football playoffs.
We all know football is king in these parts, so moving the tournament to a week when the students are out of school and most people are on vacation was brilliant. It also gives us reporters something to actually cover which is difficult this time of year. For that, I appreciate it.
The rest of my Christmas wishes are as follows.
2. Competitive contests. Looking at the brackets for Lanierland, it's hard to imagine a tournament filled with blowouts, so this request should be pretty easy to accommodate.
Four of the eight teams on the boys side are ranked in the top 10, with North Hall (4-1) ranked No. 2, Gainesville (6-2) ranked No. 6 and West Hall (7-2) ranked No. 9 in Class AAA, and East Hall (3-2) ranked No. 4 in Class AA. Throw in Johnson (6-1), the always well-coached Lakeview Lions (3-3) and Class AAAA's Flowery Branch (2-3) and you got yourself one highly contested field of teams.
"Take that and add in the local rivalries, and you have a really nice tournament," Gainesville coach Todd Cottrell said.
3. Competent crowds. This one might be difficult because of the amount of people involved, but if you could just make sure the loud ones know how to act, I'd greatly appreciate it.
There's nothing worse than going to a basketball game and hearing ignorant basketball fans yell at the officials for calls made, calls not made, or for just an overall disdain for that profession. I can completely understand a fan getting angry with poor officiating, but some people need to be aware of the fact that officials are human and (most) know the intricacies and rules of the game better than they do.
Sometimes a foul is actually a foul. Believe it. It happens. Not everyone is out to get you.
And while we're here, let's add showing some decency while in the stands. It's the holiday season for goodness sake, act like it.
4. Crowded crowds. This one kind of goes along with No. 3, since you can't have competent crowds without crowded crowds, but indulge me. I know it's the week before Christmas and several of you are headed out of town, but why not postpone any trips till after the tournament concludes?
Starting at 9 a.m., there will be eight games played at Chestatee High.
Six more, including the semifinals, follow Tuesday and Wednesday, and the tournament concludes with four games, including both championship games, Thursday at West Hall. Of course I'm getting paid to be there, but I can't think of a better way to spend the day than watching ultra-competitive games between the best basketball talent in Hall County.
You should feel the same.
5. Kids being kids. This one's the most important, so if you can't come through with the other three things, please make sure you take care of this one.
We all know how much this tournament means as far as countywide bragging rights and being able to place your school's name among the 50 previous winners, but let's not forget that this is just a game.
Coaches in the tournament are promoting as much by wearing purple polos throughout Lanierland in support of cancer awareness, which when you think about it, might be the most important thing to come out of this four-day event.
Now, I'm not saying to play soft and not battle for every point, but have fun doing it. I know basketball is important in your life, but there's more to life than a sport.
So when you knock another player down, lend a hand and pick him or her off the floor. If tempers start flaring, which they will, look to the bench and think about the people fighting for their lives and not with each other.
If everyone does that, there's no doubt this tournament will be a success.
Jonathan Zopf is a sports writer for The Times. Follow him at twitter.com/gtimesjzopf.
Dear Santa,


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The 2016 St. Augustine Celtic Music & Heritage committee is continually gathering quality entertainment for the festival. This year the "Dublin City Ramblers" and "Emish" (two popular Celtic music groups) will stop in St. Augustine during the Hands Across the Pond Concert Tour during the 6th Annual St. Augustine Celtic Music & Heritage Festival. New York natives, "Emish," have forged their own Americana folk rock sound. The band will perform at 2:30 p.m. Saturday, March 12 and will be opening for the Dublin City Ramblers.
The "Dublin City Ramblers" were named "Ireland's No.1 Ballad & Folk Group Of The Year" by The Irish Country Music Association. The group will perform on the Main Stage of the St. Augustine Celtic Festival at 3:30 p.m. Saturday, March 12; and at 2:30 p.m. Sunday, March 13.
The band has performed for more than 35 years, with over 30 albums – 8 Gold Albums. They have performed at most major festivals worldwide, including headlining The Milwaukee Irish Festival, The Cleveland Irish Festival, Hollywood Irish Fest, Miami Irish Fest, and other festivals around the globe. In addition, the group has performed at every major venue in Ireland and abroad, including Dublin's National Stadium, National Concert Hall, Cork's Opera House, England's Royal Albert Hall, New York's Carnegie Hall and many others.
The three-day St. Augustine Celtic Music and Heritage Festival is arguably the finest Celtic event in the Southeast U.S. The March 11-13 event in downtown St. Augustine features internationally acclaimed Celtic bands, a pre-festival Whiskey Tasting on Friday evening (March 11), Highland games, Celtic shopping and food, live music, two stages, and a variety of entertainment. And the "ONLY St. Patrick's Day Parade in Northeast Florida" kicks things off downtown at 10 a.m. Saturday, March 12. Find the CELT in YOU in America's Oldest Celtic City.
St. Augustine's Celtic Festival
DATES: March 11 – 13, 2016
TIMES: Vary
LOCATION: Francis Field
29 W. Castillo Drive
St. Augustine, Florida 32084
TICKETS: Advance general admission tickets are $7.00, with VIP tickets for $45.00 special seating, restrooms, bar, T-shirt and other perks. Ticket prices will increase on March 1, 2016. To purchase tickets in advance, go to the Celtic St. Augustine website or at Ann O'Malley's 23 Orange St., or at Barley Republic Irish Pub, 48 Spanish St., downtown St. Augustine. Children 12 and under admitted FREE! Retired and active duty military with current ID admitted FREE! All ticket purchases are non-refundable. All ticket purchases are non-refundable. VIP & General Admission tickets do NOT include opening events Friday night: Dublin's Irish Tenors and Celtic Ladies Special Event; nor the Whiskey Tasting Special Event. See "Entertainment" for those Special Events.


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949 US Hwy 74 E Business
Directions Hamlet, NC 28345
Do you need to weigh the pros and cons of two popular mid-sized sedans before arriving at a decision that you can actually feel good about? Griffin Toyota is here to help, with a comparative review of the 2018 Toyota Camry and 2017 Honda Accord for you to consider during your research. Think about everything from fuel economy to engine performance and safety features before deciding whether a trip to our showroom in Hamlet, NC will be worth your time.
The 2018 Toyota Camry is popular for a reason, and superior to the competition in what it can offer. Experience this edge for yourself with a test drive and model review here at Griffin Toyota in Hamlet, NC. Our sales team would be more than happy to accommodate what you are looking for here in our showroom.
|2018 Toyota Camry
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|Starting MSRP 4-Door Sedan
|Estimated MPG
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Griffin Toyota
949 US Hwy 74 E Business
Directions Hamlet, NC 28345
Sorry, we do not currently have any featured inventory on our website.
Please call (910) 582-3300 for further assistance.


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When I try to open my new account I put in my yahoo name & PC message comes back i'm not connected to net.I can connect to internet explore just fine. What can be the problem?
Possibly you have a third-party firewall installed that is blocking access for that particular application. Disable that firewall temporarily and then try to sign-in to Yahoo, or add the application to the firewall's whitelist.
You may have to allow cookies or add the yahoo website to the trusted list in the internet options.


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Elizabeth Alexander's poem, Race, makes me think of my (great-great?) Aunt Marie Ragin, who passed away long before I was born. She was born and raised in or around Florence, SC. During a family gathering on Mothers' Day, we looked up a page on Facebook that has become a digital family tree of sorts, curated by relatives far and wide. My grandfather, on seeing Marie's photograph:
"That's Marie! That's mama's sister. You know she moved to Florida and turned white for 20 years? She passed for white. I used to love when she'd come to visit, but hate for her to get close to me. She used to bite my cheeks. Lord, she used to tear my cheeks up! But whenever she came she would take me downtown with her, and you know, it was total segregation then. But they thought I was one of her maids' children or something. So she could go inside Kress and all the stores. Go inside and sit right at the lunch counter and order food. And I would go with her. Sit right up at the counter!"
At some point later, after a bus accident that caused injury, she was institutionalized in Columbia, SC. My mother remembers visiting her there on occasion. She apparently kept her free spirit. I would have liked to know her.


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A recent commission to create fresh imagery for a Houston-based non-profit organization allowed me to see first-hand how refugees are being helped to establish themselves in their new country. Plant It Forward serves mainly Congolese refugees by allowing them to farm unused land in urban areas while letting participants keep all their profit. Farmers sell their fresh veggies at local farmers markets as well as farm-to-table based restaurants.
The images were used to build a new website, create print collateral and for social media publication.


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Real-Life Bankruptcy Figures Into 'Downton Abbey' Plot
The noble residents of "Downton Abbey" would do well to hang onto their feather-bedecked cloche hats and diamond-studded tiaras. They're in for a wild ride as the third season of the hit television show opens with the news that the titled English family's fortune has been wiped out in a railroad bankruptcy.
It's 1920. Robert Crawley, who, as the Earl of Grantham, presides over the grand English manor that is the show's namesake, has sunk his American heiress wife's fortune into Canada's Grand Trunk Railway. To say it wasn't a good investment would be an understatement, as he finds out that he'll lose it all upon the railway's imminent bankruptcy. Without any readily apparent means to fund the lavish lifestyle and household staff that are part and parcel of manor life, the family is divided over whether to keep fighting to save the Downton legacy or to sell the manor and—horror of all horrors—downgrade to a simpler way of life.
It's a fascinating setup for a television show that thrives on the contrast between upstairs and downstairs, prosperity and poverty, honor and scandal, and glorious past and bright future. We're hooked. But we also had a more pressing question: Was the Grand Trunk line real, and did it in fact go bankrupt? It was, and it did.


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Why Choose Hengsu Composite Decking
WPC Decking is becoming a popular choice for most homes. While it may cost more, it's still a better option because of many reasons.
Here are the advantages of Hengsu Composite WPC Decking Boards.
Requires low maintenance
WPC decking requires little or no maintenance at all because its capable of withstanding the effects of harsh natural elements. It can therefore maintain its beauty for a number of years. The case is different with traditional wood decks. Wood-plastic composite decks do not rot, warp, discolor, twist, fade, or attract bugs. Natural timber requires regular oiling and staining and this can prove to be costly. Composite decking doesn't need regular painting, staining or sealing and it's able to resist weathering, warping and damage by UV rays.
Provides more safety
Unlike other wood decking materials, WPC decking is splinter-free and slip resistant. These qualities make a home safe for kids and pets as it is safer to walk on bare-footed.
Of course traditional wood decking may be good-looking but the fact is that it won't last for long. Harsh weather conditions during summer, spring and winter cause a lot of damage leaving them faded, rotten, splintered and warped. Wood-plastic composite decks undergo a rigorous manufacturing process to ensure consistent, little-maintenance and exceptional decking performance.
Maklik om te installeer
Wood-plastic composite decking is usually installed on a sub frame meaning it can be used to replace rotten timber without the need of replacing the frame. Besides, the below surface fixings make installation of composite deck boards absolutely fast and easy.
Most WPC decking materials are made from recycled materials including reclaimed hardwood and plastics. This greatly reduces the amount of plastic landfills.
- VORIGECompany Relocation Notification
- VOLGENDE Geen
Wat is nuut?
Kontak Ons
- Tel: + 86-0769-22408970
- E-pos: email@example.com


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Since the rest of you have put yourselves out there I figured I'd climb aboard and post my first blog.
As you all know I am in my sixth year of being a stringer(I like that title) here in New York. I pretty much work for the New York Times and for the last two years Reuters. Between the two I get to cover a wide variety of things. Just to keep it interesting I have also been a volunteer photographer for NGO's like IOM and Operation Smile. In the last few years I've gotten to cover things like the RNC, the US Open, the elections in Haiti, recovery after the tsunami, and the life of a slain taxi driver in Afghanistan.
I guess I have been very lucky to have stumbled onto photography. It's changed my life, giving me a chance to see thing that most peole only dream of.
That being said, I would not be at this place if it were not for this workshop. Coming to Eddie Adams helped me turn a corner. I was inspired to work harder, be more creative, and trust myself as a photographer. For that I owe first Eddie Adams, and then Bill Frakes and Jimmy Colton a debt of gratitude. Not only with my career, but in life in gerneral. I have a pretty big extend family which you are all now a part of. You are my sixth team and as of Friday I will now have 59 brothers and sister. That does not even include the rest of the folks that are on the Black Team or the rest of the faculty. Through this work I've seen the world, made best friends, and even met my wife.
I'll see you all on Friday.
Monday, October 02, 2006
Posted by KeithBedford at 2:36 PM
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Flat Web
Flame treating for paper, foil and wovens
Video of paper treating at high speed.
Examples of some of our Systems and Components:
Treater station
Flynn series 860 Aluminum Water Cooled Wide Slot Burner
Water cooled back up roll
Piping and electrical cabinet
Piping Cabinet
Electrical Cabinet
Plasma Analyzer to maintain optimal flame chemistry.
The F3000 line offers complete software solutions.


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Students at Emily Dickinson Elementary are now more knowledgeable about the challenges people with disabilities go through every day.
Accelerated Programs
The application period for Highly Capable Programs ended on October 25, 2019 at 4:00 p.m.
Thank you for your patience as we process applications and assessment results for highly capable programs.
- Parents/Guardians of students in grades 2 through 7 who completed an application for highly capable programs will receive an email with the time and location for the November 16 CogAT Screening Form time by end of day on November 12.
- Parents/Guardians of first grade students who attend private school who completed an application for highly capable programs will receive an email with the time and location for the November 16 CogAT Screening Form time by end of day on November 12.
- Parents/Guardians of Kindergarten students who attended the November 2 CogAT Screening Form will receive the results by end of day December 4.
Lake Washington School District provides accelerated academic programs for students in kindergarten through 12th grade. These programs are designed to meet the learning styles and needs of students with exceptional intellectual, academic, and creative abilities.
- Kindergarten Highly Capable Services
- K-5HC - Grades K-5
- First - Fifth Grade Highly Capable Services
- K-5HC - Grades K-5
- Pull-out Quest - Grades 2-5
- Full-time Quest - Grades 2-5
- Middle School Highly Capable Services
- Middle School Quest - Grades 6-8
- High School Highly Capable Services
- Running Start
- College in the High School
- Honors Classes
- Advanced Placement
Contact Accelerated Programs
Phone: 425-936-1238
Fax: 425-936-1325
Email: firstname.lastname@example.com
Website: lwsd.org/HCP
Accelerated Programs Staff
Becky Kadrmas, Director
Diane Durant, Supervisor
Suzanne Hurd, Administrative Secretary
Britt Galen, Accelerated Programs Psychologist
Crystal Batlle, Instructional Specialist
Mailing address:
Lake Washington School District
Accelerated Programs Office
P.O. Box 97039
Redmond, WA 98073
Lake Washington School District Resource Center
16250 N.E. 74th Street
Redmond, WA 98052
For a complete list of Accelerated Programs staff, please visit the Highly Capable Programs Staff Directory.
Gifted Education Advisory Council (GEAC)
Gifted Education Advisory Council is a parent-led committee that supports the gifted education program in Lake Washington School District.


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In addition to its academic programs the College of ETM also includes the Oregon Renewable Energy Center with its Geo-Heat Center. These centers promote energy conservation and renewable energy use.
The College of ETM serves the state of Oregon, the Pacific Northwest region, and the nation through its excellent academic programs, applied research, and community outreach activities.


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NEW YORK ( TheStreet) -- Valspar Corporation (NYSE: VAL) hit a new 52-week high Monday as it is currently trading at $53.07, above its previous 52-week high of $52.96 with 862,289 shares traded as of 3:59 p.m. ET. Average volume has been 837,000 shares over the past 30 days. Valspar has a market cap of $4.68 billion and is part of the basic materials sector and chemicals industry. Shares are up 34.7% year to date as of the close of trading on Friday. The Valspar Corporation, together with its subsidiaries, manufactures and distributes coatings, paints, and related products worldwide.
- ACTIVE STOCK TRADERS: Check out TheStreet's special offer for Real Money, headlined by Jim Cramer, now!


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Recognition & Awards
ImagineSoftware has been recongized by CIOReview in the February Healthcare Special edition of their magazine as one of 50 most promising healthcare solutions providers in 2018. CIOReview is a leading print magazine and online portal that bridges the gap between enterprise IT vendors and buyers.
Inc. Magazine has recognized ImagineSoftware on its 2009 and 2012-2019 Inc. 500|5000, an exclusive ranking of the nation's fastest-growing private companies. The list signifies a comprehensive look at the most important segment of the economy—America's independent entrepreneurs. Imagine joins an elite list of organizations featured on the Inc. 500|5000, and this year represents Imagine's fourth time ranking on the annual list.
Sam Khashman was named one of 10 Top CEOs in healthcare by SmartHealth. SmartHeath is an annual healthcare management converence focusing on the latest technological innovations like IoT, Machine Learning, VR, Big Data, and many more.
ImagineSoftware is one of the top 100 private companies in North Carolina, as selected by Grant Thornton LLP for its annual North Carolina 100® Awards. For more than 25 years, the Grant Thornton North Carolina 100® (NC100) has ranked the state's largest private companies, recognizing the tenacity, grit, staying power and business acumen required to be among the 100 largest privately-owned businesses in North Carolina.
ImagineSoftware has been ranked by technology industry research firm Lead411 on its annual list of the top 200 fastest-growing private technology companies in the United States. Based on percentage fiscal-year revenue growth over a two-year period, the Tech 200 recognizes rapid growth companies in diverse technology-driven industries, such as software, hardware, IT services, consulting, advertising, media, wireless, and telecom.
Michael J. Hershman, chairman of the board for Imagine Software, recently received the prestigious Benjamin Botwinick Prize in Business Ethics. The Benjamin Botwinick Prize in Business Ethics recognizes an outstanding individual or representative of a business organization who exhibits the highest standard of professional and ethical conduct.


text: Salute to Shiraz 31 March 2016 Salute to Shiraz Salute to Shiraz Shiraz is one of Australia's best loved and most iconic grape varieties. It's dark and rich and full of delicious fruit flavour. So let's discover a little bit more about the ultimate Aussie crowd-pleaser. History First, a little bit of history. Originally from France's Rhone Valley, Shiraz was one of the first grape varieties planted in Australia. James Busby, a Scotsman often known as the Father of Australian Viticulture brought cuttings from Europe, planting them in the Hunter Valley and at the Sydney Botanical Gardens back in 1831. In 1839 the variety was first planted in South Australia and by the 1860s, was widely planted throughout the country and initially used mostly to make fortified wines such as Tawny and Vintage Ports. Style and Flavour Shiraz is an interesting variety in that it is very good at adapting to various climates and so can have significant variation in style and character depending on the region in which it's grown. Dark fruit flavours of plum, blackberry and blueberry are generally mainstays, however climate will affect both the overall flavour profile and style of wine. In Australia, there are generally considered to be three main styles of Shiraz. Firstly, there are the cool climate Shiraz styles, grown mainly in Victoria, the Canberra District and cooler coastal, and higher altitude regions of South Australia, such as Robe or the Adelaide Hills. These tend to be lighter styles with finer body and structure, more savoury spice, and both black and white pepper characters. Then there are the warmer climate styles, the renowned Shiraz of the Barossa, McLaren Vale and the Clare Valley, which tend to be deeper and richer, with more concentrated, dark fruit flavours. Warmer climates also often produce secondary characters of chocolate, coffee, liquorice and black olive and may also have riper characters like plum pudding or Christmas cake. And finally, there are the unique Shiraz stylings of the Hunter Valley. These wines are generally more earthy and tarry in nature, and tend to be very long-lived, developing complex, leathery characters over time. Being based in the Barossa Valley, Shiraz has always been a key red variety for Wolf Blass. However, to create a range of different wine styles, we source Shiraz from across many South Australian regions including McLaren Vale, Eden Valley, Langhorne Creek, and the cooler climates of Robe, Mount Benson and the Adelaide Hills. Shiraz is also a great blender. It fills out the mid-palate of the longer, leaner, more structural Cabernet Sauvignon or adds richness and depth to the soft fruit of Grenache. Shiraz vs Syrah – what's the difference? Syrah is the French word for Shiraz. The words are actually synonyms for the variety and are, in theory, interchangeable. In Europe, New Zealand and mostly in America the name Syrah is used, whereas Shiraz is the more traditional name in Australia. However, there is a tendency for Shiraz growers here to denote a lighter style of wine by labelling it Syrah. If the wine is labelled this way, you can generally expect it to be produced from a cooler climate, with finer, spicier fruit flavours. Food Pairing As a full-flavoured wine, Shiraz works well with full-flavoured foods. Red meats, especially those with roasted, grilled, barbecued or chargrilled flavours are the perfect foil for the rich fruit. Beef, lamb, kangaroo, venison and game are delicious, but pork and game birds also work very well, especially with cooler climate Shiraz. Peppery flavoured and dark fruit sauces like plum or cherry are great with Shiraz. Full sweet Shiraz flavours can balance well with warm spicy foods like Mexican chilli, Chinese five-spice and Hoisin. More herbal flavours, fennel and pepper are great with spicy, cool climate styles. Shiraz works really well with strong hard cheese, particularly aged Cheddar, and the sweet fruit palate also balances well with soft, rich blue cheese without too much pungency that can clash with the tannins. Chocolate is also a winner, especially with fruitier Shiraz styles. And of course, the versatility of Shiraz makes it equally at home with a night in front of the telly, a burger and fries or a slice of pizza. A wine to enjoy to the fullest. View our outstanding range of Shiraz.


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A quick three-pack of Dolphins talking points to lead you up to Sunday's playoff action:
1. Expect the Dolphins to start interviewing Broncos and Saints candidates immediately.
Owner Stephen Ross said Friday that the Dolphins want to move ahead immediately with its head coaching search, but that some of their candidates are on teams still playing in the playoffs.
Well, three solid candidates became available on Saturday when the Saints and Broncos were eliminated. Saints offensive coordinator Pete Carmichael, Saints offensive line coach Aaron Kromer and Broncos Mike McCoy should be near or at the top of the Dolphins' list, as we write about in today's Post.
CBS' Charley Casserly reported Saturday that the Dolphins do, in fact, have Carmichael and McCoy on their radar, as well as Ravens defensive coordinator Chuck Pagano. Now that the Broncos and Saints are eliminated, expect the first two coaches to come to Davie in the coming week. Kromer is a bit of a darkhorse, but he was set to interview for the Rams job before they hired Jeff Fisher.
Carmichael, 40, may be the most intriguing of the bunch. While he hasn't been the primary playcaller in New Orleans, he's Sean Payton's right-hand man and obviously has been an integral piece of the Saints' incredible offense, which has finished No. 1 overall in four of Carmichael's six years. Given how much respect Jeff Ireland has for Payton's football acumen from their days together in Dallas, and Ross' desire for exciting offense, don't be surprised to see the Dolphins make a hard run at Carmichael.
2. Stephen Ross sure wasn't wrong about Jim Harbaugh.
Ross was widely criticized for interviewing Harbaugh last January while he still had Tony Sparano as head coach. Ross may not have gone about it the right way, but he was definitely on to something with Harbaugh.
Taking over a 49ers team that finished 6-10 last year, Harbaugh produced a seven-game improvement to lead the Niners to a 13-3 record, NFC West title and the No. 2 seed in the playoffs. And he did it with the No. 26-ranked offense, led by Alex Smith at quarterback, generally considered a bust before Harbaugh came along.
Harbaugh then proved on Saturday that he may be the best coach in the country right now at any level with the Niners' incredible 36-32 last-second win over the Saints. The 49ers mostly shut down the Saints' offense for the first three quarters, then Smith went toe-to-toe with Drew Brees in the final minutes of a wild shootout. Now the 49ers are one game away from the Super Bowl. Who predicted that one in the preseason?
Dolphins fans should be mad at Ross today – for not doing whatever it took to get Harbaugh.
3. Hard to blame Fisher for not wanting to compete against Tom Brady.
Many factors played into Fisher's decision to choose the Rams over the Dolphins – the ability to pick his own GM and work with the son of his agent, the Rams' large salary cap space, having the No. 2 pick in this year's draft and having a better QB situation with former No. 1 overall pick Sam Bradford.
But here's another reason: The NFC West doesn't have an elite quarterback. The Dolphins, though, have to deal with Tom Brady twice per year.
Even after 12 seasons Brady is still at the top of his craft. Saturday, he threw for 363 yards, completed 76 percent of his passes and tied a playoff record with six touchdowns. The Patriots are one win away from yet another Super Bowl, and Brady, only 34 years old, still likely has three or four elite seasons left in him.
For nine seasons in Tennessee Fisher had to play Peyton Manning and the Colts two times a year, and only twice did the Titans finish ahead of the Colts in the standings.
With the way Brady is still slinging the football, why would Fisher want to face that buzzsaw twice per year?


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Some of them are just as well exciting to miss, other people add added comfort to our experiences, yet other people open up new realms in the planet of technologies. Our Singapore-based travel agency consists of nicely-travelled agents who are capable to draw from their personal diverse experiences as well as the collective knowledge of the team and network to develop genuinely bespoke holiday itineraries. They literally traveled for more than 60 km each and every single day to operate in the huge city and then travel back again to go to their far-away towns.
With quite handful of exceptions, the inflation price in Europe was virtually % in the course of 2015, and in some situations prices really came down during the year. The actual travel focused load'n'lock style cards can be excellent simply because you set the funds on there and then you overlook about 'managing it' and just use it to travel. If you do pick a prime loader, try getting a single with several pockets and valuable features such as this Osprey Aura which I employed on my RTW trip in 2010. Any decent Europe backpacking guide would be remiss without really showing you a map of Europe.
If both organizations are operating on the day you want to travel you can possibly wait till 1 of them is sold out for that day and then book the other, and that may well be a week or far more early in prime season like that. A travel writer since 2002, Jane Gosford has written numerous articles for on-line pop-culture magazines and various travel-associated sites, including Eurobooking and World66.
You know as effectively as I do how low cost and costly Europe can be. I'd want I could have had anything like this when I was organizing my trip to Europe final year to but issues into context. I began traveling complete-time in 2006 with a backpack , prior to acquiring a diverse backpack , just before deciding I hate backpacks. I can give you a very great estimate for Europe as I've been tracking each and every dollar I devote because I've been away. Backpacking is all about building character, and this knowledge will do just that. Ear plugs and eye-mask: noise/light at night in some nations is one of the most significant pains of travel.
Anytime and wherever you want to go, there's a range of InterRail passes to select from that offer total flexibility from the InterRail Global Pass that covers rail travel over the complete of Europe. So alternatively of looking for a bag with a 45 liter capacity (the standard carry-on size) try to discover a bag with a 35 liter capacity. Hip belt: A lot of travel backpacks skimp on the hip belt — some do not even have one particular.


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- First, catch up on your shredding.
- Then, save time by using a Secure-ID stamp,which blocks out personal information, to stamp your junk and other unsolicited mail upon receipt, and bills and other statements when no longer needed. Toss these right into the recycle receptacle--no shredding required.
- Google this product, or look for it at your local office supply store such as Staples where I purchased mine.
Get organized: Simplify your life and save energy, money, and time!
Friday, October 25, 2013
Shred It or Stamp It?
Some of us ignore our paper shredding container until it overflows...then shredding seems to take a long time because of the volume, shredder jams, and change-out of full bags for empty ones.
Posted by Cathy Sevier at 1:44 PM No comments:
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I Said... Yes! Rhinestone Tank or Tee with Optional Rhinestone Ring
Posting the huge news on social media is all the rage today. Do it in style with the Custom I Said Yes Tank or T-shirt from Advantage Bridal. This fun shirt can announce the upcoming monumental change in your life with an optional rhinestone ring. With or without the dazzling ring, this shirt shines.
The "I Said Yes" message is also spelled out in sparkling rhinestones. Make the shirt your own by deciding on crystal colors. A trendy tank is pictured, but if you'd prefer another style, simply pick from the dropdown menu. There is an assortment to pick from including traditional tees, V-necks and even long sleeves.
Please remember that custom items cannot be returned, so make style and color choices with care. If you can't wait to share the news, explore Advantage Bridal's rush service option.
Get ready to share your story. Everyone is going to want to know. How did he propose?
Questions & Answers about I Said... Yes! Rhinestone Tank or Tee with Optional Rhinestone Ring
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Every day I aim to be better, but not always it's going to work and that's fine because sometimes it needs to be done from the second attempt or maybe the third, but never give up. I can't imagine how many times I failed and I keep trying and trying. You may feel like you want to give up but don't listen to your feeling.
I'm sorry for not posting because currently, I'm going through tough days finishing up my university. Yes, you heard it!! I'm going to start my university soon and I've said that before in my previous posts. It's kinda tough to manage everything in this situation, but I'm doing my best to manage my social media and the blog while finishing the university process at the same time.
Let me tell you that, it's not easy to finish the process not because it's a lot, but because it takes time to finish each document for the university. Anyways, wish me luck please to get it done soon and get back to blogging again and I will be able to work on my social media too. It's just crazy, I've been blogging since I was in school like 7th grade or so but I never stayed on a blog because I wasn't taking that serious before.
Today I got a good app for you guys which will help you to note your journey or anything in your life. Everywhere you go, you will be able to make it a memory for years. I just got this app recently when I was scrolling through the app store. As I said before, I only use an iPhone and I'm not sure if you can find it on your platform, but I think possibly it will be.
There is nothing better than capturing the moment and write highlights about it right after it happens. This app has a good feature which is something called 'offline use' and you can use the app without internet required. However, you will get the feature only if you get the premium version. Something is good about the premium version is that it's cheap and almost everyone can get it with a different subscription(A week, month, year).
It will not be entertaining if there are no engagements when sharing moments because that would be boring unless you save it for yourself only. This app allows you to have fans to share your moments with them. People can react to your moments and comment on them which is amazing because for me, sharing and showing the world what my life looks like is something good, but getting feedback on my work is even better.
Anyways, I'm going to start with this simple picture which is obviously, the logo of the app and the name. I'm going through some stuff in this app and I hope it will be enough for you to try it. You can leave your feedback about the app and the post in the comment section below and tell me what do you think!
I'm going to show you this post as an example of how you can share moments because I recently just got the app for my self and I can't use old pictures because I have no idea how it was and what we did in most of it. However, this is will be very helpful from now on and I'm going to try to share my life on the app if you want to follow me that would be good.
First, you need to pick a type of any moment you want to share and if you can't find the right type, choose other. I think this is an amazing idea which we can save memories even from our social media or even from the phone. I don't like to keep my photos on my phone though because I'm afraid to lose it if something bad happens to my phone. I always keep them on my laptop and also do a backup in another place in case something bad happens to it too.
My favorite one I'm going to use the most is family moments and travel because these moments are the most precious for me. Each moment in this app called 'Journi' in case you are wondering what is 'Import a past Journi' means and If you still wonder what this app called, it's called 'Journi'.
This is how you can write and edit each moment when you want to share it. You are allowed to share more than one picture in each post and write highlights of it. I used this post as an example because I want to show you how it could be done and what you will expect.
I think there is more to discover in this app and talking about it won't be interesting as if you were exploring by yourself. As you can see in the picture above, there is more than writing and sharing pictures and I'm going to leave it for you to know about it.
The rest of the pages in the bottom won't be posted here because I want to leave some for you to explore if you enjoy this app. Also, I mentioned this before in my previous post which was the first one, I'm not doing a full walkthrough of apps for now, but some highlights of apps because I like sharing apps that I find it good.
You are required to create an account in order to use this app or link your social media account which Facebook. It's easy and quick process and you will be able to use it and start sharing your life in less than a minute. I haven't said that at the beginning of the post and I'm sorry.


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Corn Kernel Salad/
Makes 4 servings
- 4 ears sweet corn (estimate 1 per person)
- 2 teaspoons fine sea salt
- 1/2 cup fresh basil leaves, torn or fresh flat-leaf parsley or cilantro, finely chopped
- 1/2 cup red onion, diced
- Juice of 1 lime
- 2 to 3 tablespoons olive oil
- 12 to 15 small tomatoes (such as cherry, grape or pear), sliced in half
- 1 1/2 teaspoons Madras curry powder (Plan B: 1/2 teaspoon ground cumin, 1/2 teaspoon ground coriander, 1/4 teaspoon ground cinnamon and 1/8 teaspoon cayenne)
- Ground black pepper
Husk the corn thoroughly, including the interior silk. Lay the corn on a work surface. Use one hand to anchor the corn, while you place the edge of a sharp, wide knife against the kernels. Move the blade away from your anchoring hand, in a horizontal direction, allowing the kernels to fall as they are cut.
In a small saucepan, bring 2 cups of water to a boil. Add the salt and kernels and cook for about 60 seconds. Drain the kernels, using a strainer, and rinse under cold water.
Transfer the kernels to a medium bowl. Add the rest of the ingredients, stirring with a wooden spoon as you proceed, tasting for the intensity of the spices and salt. Season until you've hit all the right notes. Keeps for one day, covered in the refrigerator.
Source: The Meat Lover's Meatless Cookbook by Kim O'Donnel


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Pic of the week, July 25 2014
We've been enjoying some killer sunsets in between summer storms over the last few weeks in Revelstoke. With less than 17 weeks until fresh snow, we will keep on enjoying our time spent in the alpine this summer! Enjoy the View of Revelstoke from the parking lot of the Frisby ridge cross country mountain bike trail.


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Usually Analytic services ask you to paste a block of code into your site so they can help you to track your site's visitors. The analytics service that you use is your choice. We suggest the free Google Analytics service if you have not made arrangements with any other service yet.
These instructions are for custom designed websites. If your site has our CMS installed, please see the CMS Help: Analytic Code page for proper instructions.
Google offers an excellent, free analytics system that you can implement into your site:
You need a free Google account to use Google Analytics. Once you sign up your site for the Analytics program, Google gives you a block of code to paste into your site, with specific instructions where in your site to paste it. Your Google Analytics account page where you find the code (the Admin screen) looks like this below. Click on the Tracking Info link in the middle to find the code you need.
The next screen will have this box below on it. Copy the code they give you in that box so you can paste it into your site.
To copy: Highlight the text you want to copy. Hold down the 'Control' (Win), or 'Command' (Mac) key and hit the 'c' key. That copies it into your clipboard. To paste, put your cursor where you want to paste it. Then hold down 'Control' (Win), or 'Command' (Mac) and hit the 'v' key.
Copy that block of code and paste it into the 'Footer Code' box on the Analytics tab in the management screens of your own website. You can expect to see analytics results usually within 12-48 hours from that time. Login to your http://www.google.com/analytics account again to see those results.


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produces and determines the number and quality of
sperm in the semen sample.
A semen
analysis is usually one of the first tests done to help determine whether a man
has a problem fathering a child (infertility). A
problem with the semen or sperm affects more than one-third of the couples who
are unable to have children (infertile).
Tests that may be done
during a semen analysis include:
A semen analysis is done to determine
You may be asked to avoid any sexual
activity that results in ejaculation for 2 to 5 days before a semen analysis.
This helps ensure that your sperm count will be at its highest, and it improves
the reliability of the test. If possible, do not avoid sexual activity for more
than 1 to 2 weeks before this test, because a long period of sexual inactivity
can result in less active sperm.
You may be asked to avoid
drinking alcohol for a few days before the test.
Be sure to tell
your doctor about any medicines or herbal supplements you are
You will need to produce a semen sample,
usually by ejaculating into a clean sample cup. You can do this in a private
room or in a bathroom at your doctor's office or clinic. If you
live close to your doctor's office or clinic, you may be able to
collect the semen sample at home and then transport it to the office or clinic
for testing.
If any of these methods are against your beliefs, talk with your doctor about different methods of collection.
If you collect the semen sample at home, the sample must be
received at the laboratory or clinic within 1 hour. Keep the sample out of
direct sunlight and do not allow it to get cold or hot. If it is a cold day,
carry the semen sample container against your body to keep it as close to body
temperature as possible. Do not refrigerate the semen sample.
Since semen samples may vary from day to day, 2 or 3 different samples
may be evaluated within a 3-month period for accurate testing.
semen analysis to test the effectiveness of a vasectomy is usually done 6 weeks
after the vasectomy.
Producing a semen sample does not cause
any discomfort. But you may feel embarrassed about the method used to collect
There are no risks associated with collecting a
semen sample.
semen analysis measures the amount of semen a man
produces and determines the number and quality of
sperm in the semen sample. Results of a semen analysis
are usually available within a day. Normal values may vary from lab to
2–5 milliliters (mL) (0.002–0.005 L in SI units) per
An abnormally low or high semen volume is
present, which may sometimes cause fertility problems.
20–30 minutes after collection
An abnormally long liquefaction time is
present, which may indicate an infection.
20 million spermatozoa per milliliter (mL) or
0 sperm per milliliter if the man has had a
A very low sperm count is present, which
may mean
infertility. But a low sperm count does not always
mean that a man cannot father a child. Men with sperm counts below 1 million
have fathered children.
Sperm shape
More than 30% of the sperm have normal
Kruger criteria: More than 14% of the sperm have a normal shape.
Sperm can be abnormal in several ways, such
as having two heads or two tails, a short tail, a tiny head (pinhead), or a
round (rather than oval) head. Abnormal sperm may be unable to move normally or
to penetrate an egg. Some abnormal sperm are usually found in every normal
semen sample. But a high percentage of abnormal sperm may make it more
difficult for a man to father a child.
Sperm movement
More than 50% of the sperm show normal
forward movement after 1 hour.
Sperm must be able to move forward (or
"swim") through cervical mucus to reach an egg. A high percentage of sperm that
cannot swim properly may impair a man's ability to father a child.
Semen pH of 7.1–8.0
An abnormally high or low semen pH can kill
sperm or affect their ability to move or to penetrate an egg.
White blood
No white blood cells or bacteria are
Bacteria or a large number of white blood
cells are present, which may indicate an infection.
Certain conditions may be linked with a low or absent
sperm count. These conditions include
Klinefelter syndrome, radiation treatment to the
testicles, or diseases that can cause shrinking
(atrophy) of the testicles (such as
If a low sperm count or a high
percentage of sperm abnormalities are found, further testing may be done. Other
tests may include measuring hormones, such as
luteinizing hormone (LH),
follicle-stimulating hormone (FSH), or
prolactin. A small sample (biopsy) of the
testicles may be needed for further evaluation if the sperm count or motility
is extremely low.
Reasons you may not be able to
have the test or why the results may not be helpful include:
CitationsPagana KD, Pagana TJ (2010). Mosby's Manual of Diagnostic and Laboratory Tests, 4th ed. St. Louis: Mosby Elsevier.Other Works ConsultedChernecky CC, Berger BJ (2008). Laboratory Tests and Diagnostic Procedures, 5th ed. St. Louis: Saunders.Fischbach FT, Dunning MB III, eds. (2009). Manual of Laboratory and Diagnostic Tests, 8th ed. Philadelphia: Lippincott Williams and Wilkins.Fritz MA, Speroff L (2011). Male infertility. In
Clinical Gynecologic Endocrinology and Infertility, 8th
ed., pp. 1249–1292. Philadelphia: Lippincott Williams and Wilkins.Pagana KD, Pagana TJ (2010). Mosby's Manual of Diagnostic and Laboratory Tests, 4th ed. St. Louis: Mosby.
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Last Revised:
December 7, 2011
Healthwise Staff
Medical Review:
Sarah Marshall, MD - Family Medicine & Femi Olatunbosun, MB, FRCSC - Obstetrics and Gynecology
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