The Bluegreen Finance group directs the disciplined growth of the company through the critical functions of mortgage services, title services, accounting and treasury. This group also offers fee-based financial services such as maintenance fee billing and collections, cash management, and mortgage services.

Bluegreen Finance considers both provable sources of income and credit score when making a loan offer. The most consistent rates that Bluegreen Finance has been offering customers lately are:

10% down, 6.25% adjustable, 3.0 points over prime for up to 240 months (loan rate may be adjusted annually)
OR
10% down, 7.25% adjustable, 4.0 points over prime for up to 240 months (loan rate may be adjusted annually)

Bluegreen Finance does offer one (1) fixed rate loan option - 20% down, 8.75% for 120 months

There is no pre-payment penalty on any Bluegreen Finance note, and lender charges are limited to one $300 charge for Document Preparation - there are no charges for things like per diem interest or loan origination fees. Please keep in mind that you will be responsible for all closing costs including, but not limited to, recording fees, title insurance, and any charges assessed by the title company. We estimate these to be less than $2,500.

If you would like to move forward with the Bluegreen Finance loan process, please complete this credit application and return it with evidence of income (i.e, 2 most recent year to date paystubs for all applicants or complete copy of the 2007 & 2008 tax returns if self employed). It usually takes 72 hours to receive a lending offer after the documentation is submitted.

We have also partnered with a few "preferred lenders" in the South Texas and in North Texas areas who you might want to contact regarding a loan:

In South Texas:

In the Texas Hill Country:
Security Service Federal Credit Union
Ann Attridge, Sr. Mortgage Loan Officer
Phone: 210-476-4269

In Houston:
Brenham National Bank
Susie Thaler
Phone: 979-695-5582

In North Texas:
Texas Trust Credit Union

Richard Whitman
Vice President Mortgage Services
Phone: 972-595-1232

On February 23, 2010, it is the 9th annual "Open that Bottle Night", officially called "Open that Bottle Night 9". All of us, worldwide, will finally have a good excuse to uncork that bottle of wine that we have been waiting so long to open. There really is no reason to wait any longer to open that bottle of wine that you have been waiting to open. After all, do you really think that a the special occasion will come anytime soon?

The founders of Open That Bottle Night are Dorothy J. Gaiter and John Brecher of the Wall Street Journal. The Open That Bottle Night event was first celebrated in the year 2000, and the practice has continued every year since then. Open That Bottle Night always occurs on the last Saturday in February, so the date can range from the 22nd to the 29th of that month.

Every property owner that purchases at Vintage Oaks gets a bottle of wine from the Dry Comal Creek Vineyard across the highway, on Highway 46 in New Braunfels, Texas. And if you are already a proud owner of a Vintage Oaks property then feel free to join me in opening that special bottle of wine on February 23, 2010, on "Open That Bottle Night".

There is a good chance that the piece of property that you're considering is on one our master planned communities. So, what is the next step to purchasing the land? If you are not going to pay cash for the property, then you will need to secure financing for the land if you are not going to build on it right away. (If you are going to build, though, you might want to take a look at our recent information about home construction loans.)

For a land purchase, you will most likely want to shop around a bit and talk to a few different lenders. Here are a few that you might want to consider:

-- University Federal Credit Union offers Land loans. With a UFCU land loan, you can finance as much as 90% of the lesser of the sales price or the appraised value of the land.

-- Texas Land Bank is also an option. Texas Land Bank offers a variety of flexible loan programs to meet all of your rural real estate and agricultural financing needs.

-- Texas Veterans Land Board is an option reserved for Veterans. Housing loans are available with 15, 20, 25 or 30-year terms. Home Improvement loans are available with two to 20-year terms.

Another option that you might consider is acquiring the land through a land contract. This might be an option for you if your credit is less than perfect. A land contract is a type of "private mortgage agreement" where the seller (the current land owner) agrees to finance the land, usually for a specified period of time, like 5 to 10 years, and usually through private land owners.

Home construction loans are less "cut and dry" than a traditional 30-year fixed rate mortgage. In fact, home construction loans will depend on the actual type of financing you want and the type of home you're building. In other words, the lender wants to know the "story" behind your loan.

How Story Loans Work
Generally speaking, home construction loans are short term, variable rate loans. They will be priced at a short-term interest rate, and that rate will depend on what's called the "draw schedule". The lender, the home builder/contractor, and the borrower will agree on a schedule for the construction. Traditionally, there are five to ten different stages of construction. The lender will charge interest based on the amount of money that has been "used" or "drawn" to date. In many cases, you, as the borrower, will have an option to take out a construction loan that will then "automatically convert" to a permanent mortgage when you move into the home--or you can structure it so that there are two separate loans. Some home construction or "story loans" can be written so that they include the cost of purchasing the land as well as building the home.

Different Types of Home Construction Loans
There are generally two different types of home construction loans, and each of them have their benefits. As a borrower, you should understand the different options that you have when it comes to financing your new home. The names of the loans do a good job of saying what they do and how they work, but let's review them in more detail.

One-Time Closing Loans
The One-Time Closing Loan is also called a "All-in-one loan" or called a rollover or construction-to-permanent loan. The premise behind this type is loan is that it automatically converts to a standard mortgage after all of the home construction is completed. This usually is when you get the "certificate of occupancy" for the home. There are several costs involved in obtaining a one-time closing loan. The benefit is that you will ultimately reduce your closing costs by combining the land (the lot), the construction, and the permanent loan all into one closing. You'll also reduce the cost of additional fees for confirming your credit, performing a title search, and recording the mortgage. The drawback of a one-time closing loan is that you don't get to shop around for different mortgage rates when the home construction is complete and you're ready to move in.

Construction-Only Loans
Construction-Only loans are just like they sound: they're loans that are just for the construction of the home. In a construction-only loan, you, as the borrower, will apply for this short term loan. It usually ranges from six to 12 months in length and then you will pay the closing costs based on that term. There usually is an upfront fee required, oftentimes the rate is 1 to 3 percent above the current prime rate. You only pay the interest during the home construction, and the entire principal is due at the end of the term of the loan. Once you're ready to move into the home and get your certificate of occupancy, you'll have to apply for a mortgage loan. You'll have the opportunity to apply for the loan usually through the same lender or a different one. As a borrower, you may choose this option because you'll have the opportunity to shop around for the best mortgage rate when the home is complete.

Whether you choose a construction-only loan or a one-time closing loan really depends on your personal preference and your particular situation. If you're looking for the security and piece of mind of a loan that will ultimately convert into a permanent loan, then you may want to choose a one-time closing loan. However, if you can afford the upfront fees and cost of a construction-only loan, then you'll have additional time in order to "shop around" to find a mortgage when you're ready to move into your dream home.

One of the trends that was easy to predict was the meteoric rise in the internet as a real estate tool. The internet has empowered home buyers ways that would’ve been impossible in any preceding decade. Imagine what we now take for granted, being able to view practically any home that’s for sale in virtually any market! That’s the definition of a game changer.

As the Internet has changed the face of real estate, it’s caused agents to completely rethink their strategies for how they deal and interact with clients. For starters, virtual communication through emails and texts makes communication easier in some ways, but also less personal. Twitter and Facebook have also played a huge impact in the real estate landscape, and have become powerful tools for agents and buyers alike.

Buying Into Technology

The technology revolution will only continue as we move into the new decade. Smartphones give users capabilities to gather, source and send information in the blink of an eye – from virtually anywhere in the country. Staying ahead of the curve is a challenge, but one that is certainly worthwhile for real estate agents that are looking to appeal to the new generation of homebuyers that are all “wired”.

Some Things Never Change

However, no matter how technologically advanced we become, there’s still no replacement for building relationships and showing people a desire to help them find the property that is the perfect fit for them. Whether it’s done through Twitter, on the phone, or face-to-face, buyers are looking for a real estate agent that is willing to go the extra mile for them and serve as an expert and advocate in the home buying process. And even in the face of awesome technology, nothing replaces seeing a house in person with your own eyes – not on a screen.

The Texas Association of Realtors have officially announced its endorsement of political candidates. As part of this proclamation of endorsements, Texas Association of Realtors Chairman Bill Jones applauded all of the political candidates for their committedness to the interests of Texas homeowners.

"Texas has been fortunate to weather the recent economic storm better than other parts of the country, thanks in large part to our healthy real estate market," said Jones. "If we hope to continue, however, it's critical that Texas lawmakers keep the interests of homeowners foremost. When they return to work in 2011, they'll face tough budget decisions, but we cannot further increase the financial burden of property owners in Texas. The candidates Texas Realtors endorse today understand that, which is why we've pledged our full support."

Currently, Texas ranks 45th out of 50 states in home ownership. The Texas Association of Realtors aims to endorse political candidates who understand Texas homeowners' concerns. The Texas Association of Realtors is especially interested in candidates who will "work to lower the barriers to home ownership in Texas". That's the association's top priority this election season.

Texas Association of Realtors 2010 Candidate Endorsements

Texas Governor
Rick Perry

Texas Senate
District 2 Bob Deuell
District 5 Steve Ogden
District 8 Florence Shapiro
District 19 Carlos Uresti
District 29 Jose Rodriguez

Texas House of Representatives
District 2 Dan Flynn
District 4 Betty Brown
District 7 Tommy Merritt
District 11 Charles "Chuck" Hopson
District 14 Fred Brown
District 15 Rob Eissler
District 27 Dora Olivo
District 43 Tara Rios Ybarra
District 44 Edmund Kuempel
District 45 Patrick M. Rose
District 58 Rob Orr
District 59 Sidney "Sid" Miller
District 64 Myra Crownover
District 65 Burt Solomons
District 66 Mabrie Jackson
District 69 Lanham Lyne
District 76 Norma Chavez
District 83 Delwin Jones
District 84 Mark Griffin
District 91 Kelly Hancock
District 92 Todd Smith
District 98 Vicki Truitt
District 99 Charlie Geren
District 122 Lyle Larson
District 127 Addie Wiseman
District 146 Al Edwards

In our previous post, we discussed San Antonio (ranked #2 on the list) and Austin (ranked #3 on the list), and what has helped these rapidly growing cities survive and even flourish during the economic crunc that has had such a crippling effect on so many other cities. Today, we’ll discuss the other two cities on the Forbes.com list, and look at some of the factors that have kept them on the rise.

Dallas – Ranked #6

One of the best attributes Dallas has going for it in the current economy is a bustling sector of diversified tech companies that are all continuing to grow as we enter the new decade. The thriving tech industry has provided new jobs in the Dallas area through the recession, and is showing no signs of slowing down.

Along with tech, Dallas is also driven by banking, commerce, telecom, energy and transportation. Only New York and Houston are home to more Fortune 500 companies, and D/FW airport has transformed the Dallas-Ft. Worth area into one of the busiest inland ports in the country.

Houston – Ranked #8

Known as one of, if not the most prolific oil cities in the U.S., you may be surprised to see Houston on this list, considering the instability in the oil and gas industry as of late. Well, despite the stereotype, Houston is far more diversified in the energy industry than just abandoned oil wells and chemical factories.

As the fourth largest U.S. city, Houston also excels as a port, and as a leading medical city. The research segment is only elevated further by the presence of NASA and the Johnson Space Center – the location of Mission Control Center. With the second most Fortune 500 companies making Houston home, the growth in the Houston area continues to impress, and shows no signs of slowing down any time soon.

A Great Place to Call Home

One thing all the Texas cities on our list – and the cities around Texas for that matter – have in common, is that before the recession, home prices were stable. Texas never fell under the weight of the “boom” that many cities fell victim to, and as a result, never suffered from the resulting crash. As quoted in the Forbes.com article, research economist at the Real Estate Center at Texas A&M University James P. Gaines said, “Texas didn’t have as big of a boom, so we’re not having anywhere near the kind of bust.”

It’s easy to see why so many people are happy in this state – and why so many people can’t wait to move here.

Central Texas land in the Hill Country has so many amazing aspects. The spring wildflowers that fill the countryside with an explosion of color, the clear rivers and lakes, the abundant wildlife, the BBQ…there are so many wonderful facets to Central Texas Land in the Hill Country that it’s no wonder this part of Texas has become a highly after place to own land. There are many people who ever pursue the dream however, because they assume that land prices would simply be too expensive for most people. Fortunately, that’s simply not the case.

Below are several planned communities that offer Central Texas land that makes Hill Country living a reality.

Vintage Oaks at the Vineyard

There are few places on earth more romantic area of the Hill Country. Located in prime Texas wine country, Vintage Oaks offers one to three acre lots that start at under $50,000.

Amenities include:

- Hiking trails

- Nature preserve

- Pools

- Fitness Centers

- Tennis Courts

Lifestyle highlights include:

- Quiet life away from city, but with easy-access to big cities

- Located in historic New Braunfels between San Antonia and Austin

- Close to multitude of activities on the Guadalupe River

- Near Schlitterbahn Water Park – one of the top-rated in the country

- Just miles away from beautiful Canyon Lake

- Surrounded by premier golf courses

- Multitude of shopping opportunities at Prime Outlets and Tanger Outlet Center in San Marcos

- Dry Comal Creek Vineyard is adjacent to Vintage Oaks

Havenwood at Hunters Crossing

Graceful Hill Country living in an ideal location with resort-style amenities is what makes Havenwood such an amazing location for potential homesites. Lots sizes range from one acre all the way up to 13 acres, with prices starting at $50,000 and going up to $200,000.

Amenities include:

- Lake views

- Boat ramp

- Hiking trails

- Pools

- Fitness centers

- Tennis courts

Lifestyle highlights include:

- Quiet country living with big city convenience

- Lots nestled on rolling hills among huge, majestic oaks

- Near Canyon Lake, Lake Travis and Guadalupe River

- Outlet malls only miles away

- Nearby dance hall, Gruene Hall, commonly features legendary Texas and national musicians

Mystic Shores at Canyon Lake

Upscale living in the Hill Country is now affordable, thanks to gorgeous Mystic Shores. Perched above the limestone bluffs that overlook the Guadalupe River, owning land in this area is a chance to secure a piece of Texas Hill Country beauty. Lot sizes range from one to three acres and go from $50,000 to $200,000.

Ameneties include:

- Fishing

- Hiking trails

- Nature preserve

- Pools

- Fitness centers

Lifestyle highlights include:

- Waterfront lots with incredible mountain views in a gated community

- Conveniently located in Spring Branch, TX, between Austin and San Antonio

- Unique shopping, dining and entertainment options nearby

Well, one of Dallas-Ft. Worth best kept secrets offers people an alternative living IN the city, but still lets them enjoy the benefits of Big D. The Bridges at Preston Crossing is your ticket to North Texas land with a country living atmosphere.

Not only does The Bridges at Preston Crossing offer the scenic serenity of the country while keeping you close to the city, the homesites are built around a Fred Couples Signature Golf Course. Just imagine being able to walk out your front door to hit the links at a world-class golf course. At The Bridges at Preston Crossing, you’ll imagine no more. As a resident, tee-time is on your time.

Having a golf course that’s basically your backyard is just one of the many perks to buying North Texas land at The Bridges at Preston Crossing. The idyllic setting makes the perfect backdrop to grow your family. The development is located in Gunter, TX, on the legendary MM Ranch. Gunter has pretty much everything a family could want – low tax rates, schools that are all rated exemplary, easy access to anywhere in Dallas or Ft. Worth – there’s a reason D Magazine named the area one of the “Best Small Towns to Live In”.

For anyone who loves the outdoors and being on or around the water, owning North Texas land with a country living atmosphere presents a unique opportunity to be in the middle of nature. This North Texas land is located right in the middle some of the best fishing hot spots in Texas – or anywhere else for that matter. Lake Ray Roberts, Lake Texoma and Lake Lewisville are all within short drives from your driveway.

The Bridges at Preston Crossing really is the right blend of North Texas land with a country atmosphere mixed with easy access to all the conveniences and amenities that Dallas and Ft. Worth have to offer. Guided visits to the few remaining available properties can be made by calling 800-492-3019 or by visiting the website.

The Omaha area has seen a fairly healthy healthy 1.3 percent "gross metropolitan product" (GMP) growth over the past year. And what's even better is that Omaha has a very low home foreclosure rate. In Omaha, they have been averaging one foreclosure in every 3,246 homes. Forbes says that they put Omaha on the top of the list because of Omaha's unemployment rate, which is currently at about five percent.

San Antonio, Texas is home to four military bases and Austin is the Capital of Texas. Many jobs in the area are fairly stable, and there's a thriving technology sector here in Texas. That helped Forbes pick San Antonio and Austin for the list, but they went on to say that the Texas "housing prices never ascended to the unsustainable levels the rest of the country hit at the peak of the housing bubble. Thus, it didn't crash as hard.

These factors have toughened the local economy against a recession that is inextricably tied to real estate." Here in Texas, there has not been a huge real estate boom that the rest of the country has seen: so the real estate market didn't have a long way to fall. Remaining stable has been an asset, thus helping San Antonio and Austin to do well in this list of Forbes' Fastest-Recovering Cities in America.

The San Antonio and Austin, Texas areas' housing markets continue to be a good stable investment, just as they have been for many years. Bluegreen Communities has several premier properties throughout the State of Texas that are excellent examples of the best of what Texas real estate has to offer. These include Vintage Oaks at the Vineyard, The Bridges at Preston Crossings, Havenwood at Hunters Crossing, Lake Ridge at Joe Pool Lake, King Oaks, Mystic Shores at Canyon Lake, Quail Springs Ranch, Saddle Creek Forest, and The Reserve at SugarTree.