Pine, red oak and hickory/pecan hard wood floors throughout.  Living room custom fireplace with gas fire start and outside clean out is elegantly framed by a hand carved mantle. Built-in hand carved wall art in dining room. Built-in hallway bookshelf and linen closet; 5 cedar clothing closets. Ceiling fans and Marvin wood casement windows throughout with local artisan cut glass inserts and custom molding; antique long leaf pine doors and Marvin French doors.  Bathrooms have ceramic and slate tile floors, a large cultured marble spa tub in master bath, antique claw foot tub in 2nd floor bathroom, 2 showers. The large wrap-around front screened porch with bronze screening offers a cool and quiet retreat, morning or evening.

Professional landscaping, privacy fences, brick “courtyard” backyard with mature citrus garden and fruit trees. Pool and storage building, covered steel/cedar carport at rear street with electronic garage door. Pool house overlooking the backyard has excellent potential as an artist studio retreat or possible guest quarters. Metal roof and partial seamless metal gutters.

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411 East Rosewood – only 1/2 block from Trinity University, this recent complete remodel is a rare gem in the Monte Vista neighborhood of San Antonio. Built in 1931 by renowned builder Hagey with classic signature banister in main entry with leather wrapped rope handrail. 2.5 years ago remodeled from top to bottom ALL wiring ALL plumbing No sheet rock in the whole house. All walls approx. 18 inches thick and made of Plaster 3 separate living areas. 4 bedroom 4.5 baths on .5280 acres. Master on street level along with Living room library and Kitchen butlers pantry and dining room. Two wood burning fire places one in living room other in library. All Lutron switches and copper wiring. All new dual pane energy efficient windows. Total of 5 carrier infinity units ranging from 3.5 to 5 tons. Whole house HAI security system with 6 cameras around the property. Basement and sub basement total almost 2000 square feet and is air conditioned space.

2 Car Garage whole house reverse osmosis system with 300 gallon storage whole house wired for media and cat5.. Exercise room as well as office. Covered patios(separate one on master one on house) that overlook back yard and Pool area. Access to alley behind house. Herb garden fountain in court yard basketball court in front drive park. Two separate pool showers one has steam bath. Master has tub and shower separate as well as the Jack and Jill bath has separate tub/shower. MAN CAVE! Safes built in. 6 auxillary parking spaces. Large front and back yards.

The starting point for determining a fair price may be an opinion of the value or “competitive market analysis” : a CMA. This analysis uses information on similar properties which are: 1) currently for sale, 2) already sold, or 3) expired listings (which did not sell). Local, national and international trends and market conditions must also be considered.

By comparing similar properties of each type and the market conditions, appraisers, lenders and agents come very close to the maximum price that the market will bare for that home.

When a Realtor shows you a house that needs help, try to imagine how it would look with new carpet, a fresh coat of paint and your furniture settled inside. Because the condition and overall appeal of a house have such an impact on the selling price, “fixer-uppers” are often priced less than comparable homes. If the home is structurally sound and has updated systems, a small investment of “elbow grease” and paint could make it look fabulous.

Kohl’s, hhgregg, Dick’s Among Major Retailers Planning To Take Advantage of More Favorable Pricing
By Mark Heschmeyer
November 17, 2010

Following the decline in retail rents since the recession, a number of retailers are reporting that they plan to step up store openings in the next couple of years to take advantage of the more favorable pricing.

According to CoStar Group analysis, retailers have no shortage of availabilities in their choice of centers as retail vacancy rates remain in the high teens. And tenants are wielding their upper hand by playing one landlord against another to obtain favorable terms. Even centers that have avoided the growing rash of vacancies may be harvesting fewer dollars in rents, as more retail tenants press landlords for concessions and as more leases are rolling to lower market rates.

The trend is particularly true for malls and lifestyle centers. Per CoStar Group data, landlords have conceded the most ground at these beleaguered property types. Cumulative rent losses have run 13.6% and 12.1% for malls and lifestyle centers respectively through the third quarter of 2010.

As a result, department store chains such as Menomonee Falls, WI-based Kohl’s are stepping up their new store activity. Kohl’s opened 21 new stores this past quarter for a total of 30 stores this year and said it is looking to up that to 40 stores in 2011.

“I think the reason we increased to 40 was quite honestly mainly due to real estate cost favorability,” Wes McDonald, CFO of Kohl’s in the company’s third quarter earnings conference call. “So deals got a lot better than we’ve been working for a while.”

“Whether or not that continues is really going to be a function of the real estate costs remaining low,” McDonald added. “If they start to remain high and our sales estimates were still sort of sluggish, you might see us going back to 30 but for now 40 for next year and we’ll see how 2012 goes.”

Of the 40 stores Kohl’s expects to open next year, 12 are takeovers of vacated space some Mervyn’s, some Wal-Marts and some Lowe’s, McDonald said. Of its new openings next year, 10 stores are planned to open in the spring season and 30 in the fall.

hhgregg, a specialty retailer of consumer electronics and home appliances based in Indianapolis, has opened four stores in the past month and plans to step up new store activity in fiscal 2012.

“Due to our successful new market launches in the Mid-Atlantic market and the continued availability of quality real estate at reasonable rental rates, the company believes the time to expand aggressively remains intact,” the company announced in its quarterly operating results. “As a result, the company expects to open 35 to 45 stores in fiscal 2012.”

The company opened 12 new stores in the quarter ended Sept. 30 (the second of its 2011 fiscal year) and remains on track to open a total of 43 new stores in FY 2011.

The majority of its projected openings are expected to be in the Miami and Pittsburgh markets and a few other select markets. This month, hhgregg opened a new store in Erie, PA (north of Pittsburgh) and Manassas, VA, (in the Washington, DC, metro area). Late last month, new stores were opened in Naples and Ft. Myers, FL.

Dick’s Sporting Goods Inc. based in Pittsburgh also said it is taking advantage of more favorable market conditions.

“We continue to work with our landlords on lease expirations and continue to try to renegotiate those in those locations where we want to continue to be,” said Joseph H. Schmidt, president and COO. “We’re also looking at this opportunity to potentially relocate some stores from existing real estate to maybe some a better location in the marketplace. We continue to find some opportunities to lower our lengths as we work through this.”

It is not an across-the-board trend at this point, however. Retailers tied to the home improvement market continue to reduce costs as the housing markets continue to slide.

Carol Tomé, CFO and executive vice president, corporate services for Home Depot, reported that her company is continuing to drive productivity in its existing stores. It has opened only seven stores this year and will maybe open 10 next year.

Robert Niblock, chairman and CEO of Lowe’s, said in his company’s third quarter earnings conference call that, “we don’t expect consistent improvement in core demand until the fundamentals of the labor and housing markets improve. However, we are prepared to operate effectively in a slow growth environment, focusing on operational efficiency and prudent expense management. We are ready to respond if demand is better or worse than expected.”

Original Article can be found by clicking the link below:

http://www.costar.com/News/Article/Falling-Retail-Rents-Mean-More-Stores-Coming/124462

No matter what your budget is, you can get the sleek and clean look of a contemporary interior design in your living room. Changing out just a few things like wall art and accessories as well as a little paint can do wonders to your room and these changes do not have to cost a lot!

A vital element when decorating your living room with a contemporary theme is your wall treatments. For this design style the colors can make or break the look – consider adding shades of browns and black or a sharp black and white look to the room. Try using a neutral color paint on the walls, or if you want something different go with a leather or suede wall covering.

Decorative accessories are another important piece in pulling your contemporary look together. Concentrate on getting wall art and pillows that match your contemporary design style. For accent pieces you want the lines to be clean and avoid a lot of clutter. Be certain to add in loads of plain bowls with fruit as well as simple linear floral arrangements and you might even try some black and white photography to get a professional look for your living room. Additional touches such as vintage art déco accessories can help setup your room with a polished decorative appeal, but don’t go overboard because with the contemporary look less is better.

What’s on your floor can add to the decorating style, but if you can not afford new floors in your living room then you can mask your current floors with small rugs with a contemporary design – either a geometric print or a plain sisal rug. If you are lucky enough to be able to afford new floors, check out bamboo floors or slate or clay tile. Sleek lined furniture with chrome accents goes nicely with this look and you might try shopping at consignment stores if you are short on cash.

Lighting is vital in any room and the living room is no exception. To match your contemporary design style, you need to look at light fixtures in terms of both style and type. The majority of living rooms can work with a table lamp combined with recessed lighting. When you will be incorporating a contemporary style, take a look at a chrome ceiling fixture with recessed lighting but steer clear of anything which is scrolly or fancy.

An important decorating area that you must work on when decorating your room are your walls. You can make even the plainest walls look nice by incorporating great wall art and decorative accessories. Try adding simple, plain artwork, tribal masks or abstract art to your living room walls to highlight the modern feel of your contemporary theme.

Putting together a successful contemporary look in your living room can be as minor as just buying new decorative accessories or as involved as replacing everything. So no matter what your budget, you can get a sleek contemporary look that will thrill the whole family!

Article Source: http://EzineArticles.com/?expert=Lee_Dobbins

A rare opportunity to acquire 3 adjacent properties, being sold together as one, in San Antonio’s elegant downtown King William historic district, close to the River Walk and within a short distance of some of the city’s finest restaurants. Currently in use as a Bed & Breakfast for discerning visitors, the 3 buildings feature a total of 14 bedrooms and 14 baths as well as spacious private living areas for the owner and beautifully landscaped surroundings, including a gated swimming pool. Extensively updated, yet retaining the unspoiled ambiance of bygone days, this is a unique property in a fabulous neighborhood offering a comfortable environment, magnificent architecture and incredible potential.

14 bedrooms total
14 full baths plus 1 half bath total
Stucco exterior with tile roof
Lot size: approx. 0.89 acres
Year built: 1892
San Antonio ISD
House #1: 3 bedrooms / 3 full baths / 1 half bath
House #2: 9 bedrooms / 9 full baths• House #3: 2 bedrooms / 2 full baths
Interior Highlights – Spacious living areas and well appointed guest rooms
Jacuzzi tubs
Relaxing atmosphere in common areas
High ceilings with chandeliers
Hardwood floors through most of the home
Study with fire place Outdoor
Features
Beautifully landscaped surroundings
Pool on the grounds
Off-street parking for 12 vehicles
Close to excellent downtown restaurants
Historic Neighborhood
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Most aspects of large-scale, luxury kitchen design are not something a layman should take on, says certified kitchen designer David McNulty, who has designed and produced kitchens for 16 years.

“I still run into trouble on some technicalities, 400 kitchen designs later,” he says. “When you’re working with dramatic carvings, custom stove hoods and other items you can’t buy pre-fab, it’s really beneficial to work with the experts who can do the work for you, people who specialize in kitchen design.”

David worked with any number of those experts when designing this elegant kitchen for clients in this Chicago North Shore neighborhood, adding luxury touches such as a hand-carved frieze, hand-brushed glaze and crystal knobs on the cabinetry. He recommends having specialists do the work, but only after the client and the designer set the tone.

“On this job, I worked so closely with the clients to really personalize the space that we became friends,” he says. “Now my wife and I go out with them every couple of months and I’ve done many more projects for them since that kitchen because I’ve gotten to know them so well.”

David has these tips for those approaching (or just dreaming about) a luxury design:

Think luxury, hire locally: “The idea behind hand carvings like the molding I used in this kitchen is to employ an art form that you like or enjoy. It’s not something you can find at a mass merchandiser,” says David. “You can browse carvers from all over the globe on the Internet, but you really want someone in your area to do your work, a local craftsperson who is up to the challenge. I recommend calling five or six designers near you to get their recommendation and soon you’ll start hearing the same names over and over and you can narrow the choice that way.”

Safety first with stove hoods: David executed a lavish frieze right on the stove hood in the kitchen, but he emphasizes that even the most creative kitchen implements have to be mechanically safe and sound. “The biggest thing with a decorative hood is making sure you have the right type of blower, the proper ventilation source,” he says. “It also needs a liner big enough to support it. I tend to have the stove hood made first and then hire VentaHood to fabricate a custom liner and lighting for it. I would only rely on a company like VentaHood that specializes in that type of design.”

You can’t outdo Mother Nature: “I have never done a linoleum floor and rarely have I specified it,” says David. “Instead I recommend mostly stone products, or wood because it’s so seamless — anything that comes from God’s green earth. Natural products are the key to creating an enjoyable space … tranquil, no two pieces alike. I’m a believer in raw goods. Man-made patterns on the floor? I don’t get it.”

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“Our master bath had only a slender shower stall, and I was desperate for a bathtub,” she explains. In a moment of inspiration, she saw Cinderella potential in the backyard shed.

The 9- by 11-foot building was not in good shape, but it had charm. Kathryn and her husband, David, cleaned and painted it, put in a new terra-cotta tile floor, added schoolhouse (awning-type) windows, and trained Boston ivy on the outside walls.

Now it was ready to house the longawaited claw-foot tub, which the couple found at a restoration supply store.

Kathryn painted the shell of the 6-foot-long tub a soft gray-green to complement its satin nickel claw-and-ball feet. She added a floor-mounted faucet and handheld spray head from England.

Furnishings were selected for their patina of age and their ability to blend with the green tub and white walls (a hint of orange was mixed into the white to warm it up).

A tall mirror-door wardrobe serves as a linen cabinet; towels and washcloths are stored in its glass-fronted drawers. An upholstered chair from Italy, a weathered side table covered with jars and vases, a small washstand, and a potted timber bamboo plant provide rustic comfort with personality.

Outside, the ivycovered walls change with the season― soft green in spring, vivid red in fall, and skeletal brown in winter.

“It’s where I soothe away the stress of the day―and all our guests want to try it out too.”

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