Are You an Undercover Real Estate Investor?

Are You an Undercover Real Estate Investor? by William Tingle

Is there anyone in your town that doesn’t know that you buy houses? If so, you aren’t doing as well at marketing as you should be. I hear investors saying all the time that they aren’t getting seller calls and subsequently aren’t getting the leads they need to find deals. I say step up the marketing and the sellers will call. Not only that but if you are shouting to the world that you buy problem properties, eventually you will be known for what you do and sellers will call you strictly on your reputation. THAT is cost effective marketing. I was in Home Depot a few weeks ago and passed a couple of guys in an aisle. As I walked by, I overheard one say, “That is the house man”. Now I had never seen either of those guys and have no idea who they are but that experience lets me know that I must be doing my job at letting the world know my business is buying houses. There are many ways to let the world know what you do. Some ways are cheap and some are more expensive. You are going to have to try many things and get a feel for what produces for you best in your area. I have tried many kinds of marketing techniques and have come back to a few that constantly produce enough results for me to buy the 2 or 3 houses I want to buy every single month. They are as follows: Classified Ads The classified ad in the largest paper in the area is by far the largest producer of leads I have found. I know it is expensive and I know there are times it doesn’t generate calls but if you are going to stay in the biz just put it in there and leave it. Get used to it being part of the cost of doing business. I pay about $300.00 a month for my 4 line ad and that is the commercial rate. I run it 24/7, 365 days a year. Over the past 3 years I have seen many “investor” ads come and go. Most folks put them in for a couple of weeks and then pull them or try just putting them in on the weekends. IT AIN’T GONNA WORK! Put it in the paper and leave it. It will more than pay for itself, believe me. If you are worried because there are several in there, don’t be. They are there because they are getting calls. Just be sure and actually answer your phone. When a new ad pops up in my paper, I will always call. 9 times out of 10 I get a message. This is a big turn off to someone who needs a solution now. They want to talk to someone who can qualm their anxiety and tell them everything is going to be alright. Your answering machine won’t do that. As for what to put in the ad, you will have to work on this one. I have tried several and the one I have now hasn’t changed for over 2 years. I haven’t changed it because I get calls. My ad is: CASH FOR HOUSES In 48 Hours! Any area, price or condition Call xxx-xxx-xxxx Now I have had other investors jockey for position and change their ad copy to be ahead of mine in the column but it hasn’t made any difference. Don’t worry about those things, just get the ad out there and leave it. It may take a few weeks to get going but sellers will call! Once you have your classified ad running than start working on your other ideas. If you only implement one idea a week, within a couple of months you will have a tremendously powerful real estate buying machine. Ads in the “Freebie” Papers I also run ads in the freebie papers here. These are the “Thrifty Nickel”, or the “Green Sheet” or whatever they are called in your area. I run both a column ad and a display in this paper and spend about $150.00 a month for these. They pull in seller leads fairly well and have always justified the costs. Remember that these guys are usually open to negotiating on your rates and you can probably get a better rate if you commit to a longer contract. Bandit Signs Bandit signs are great. They are some of the best lead generating tools around. I have yet to put out a bunch and not be bombarded with calls right after. I just don’t put them out that often. I might put out 5 or so a month and the ones that stay continue to pull in calls. At an average cost of less than $2.00 apiece, they are one of the best values around. Check the internet for sign companies for cheaper prices. I use 18 x 24 signs and place them at high traffic intersections around town. I also place one in the front yard immediately upon buying any house. I have bought several homes in the same neighborhoods as a result of this. You can either use contractor stakes or the wire stakes with your signs. I like the contractor stakes because they don’t bend like the wire ones, in addition, they are cheaper. Just nail the sign to it with the roofing nails with the orange or green plastic tops or you can use screws. There are many variations on what your wording on the sign can say. Keep in mind that traffic will be moving so you want to keep your message short and sweet so it can be read. My signs say: I BUY HOUSES Cash in 48 Hours! Any area, price, condition xxx-xxx-xxx Notice that it is the same as my newspaper ad? I like to brand my advertising because I think that helps with recognition. My signs are white with dark blue letters. Some folks swear by black on yellow or black on orange. Again, I say it’s not what or how you say it but the fact that you DO say it that counts. When dealing with bandit signs, be sure that your local code enforcement laws are tolerant of them. In my area, the City of Macon is very lax on them but a few miles down the road in Warner Robins they are super strict and will fine you in a minute. Flyers Flyers are another inexpensive way to get the word out that you buy houses. Just create a flyer telling people what you do and how to get in contact with you. Make copies for $.05 cents apiece and you have some really inexpensive advertising. It really is that simple. Then place these flyers on every bulletin board in your town. I also place some of them in those plastic sheet protectors so the rain won’t destroy them and put them up on telephone poles around neighborhoods I like to buy in. While not as large as the bandit signs, on poles actually IN the neighborhood they still attract calls. I carry a file with me in my truck and place them up whenever I stop at a grocery store or Wal-Mart. Some other places to put them are: Laundromats Taped to the inside of Pay phones On the counter of any business that will allow you Bulletin boards at Wal-Mart or K-Mart Grocery store bulletin boards Fax to Mortgage Brokers Fax to Real Estate Agents Take them Door to Door in target neighborhoods Employment Center Bulletin board County Courthouse Bulletin board These are just a few examples. Any place that will allow you to put one is a good place. You can never let too many people know that you buy houses! Promotional Items These are some of my favorites and most fun. While they are not the top producers of leads or the least expensive, they will sure set you apart from the average investor. Pen Knives – These tiny Swiss army knives are the coolest. They are actually key chains engraved with your message, mine being: WE BUY HOUSES- All cash or take over payments within 48 hours! Xxx-xxx-xxx I guarantee if you give one of these to someone they will keep it and if they think of selling, they will think of you. They are about $1.50 apiece. Key Chains – I give these to all my buyers with the keys to their new house on them and leave them all over the place. They come in the shape of a house or #1 or whatever style you like and have your message on them. You can guess what mine says. Cost – about $. 25 cents apiece. Pens – I use these all the time. Whenever I sign a sales receipt or anything I leave my pen. I can’t tell you how many calls I have gotten off of these things and since I always need one, I always have one to give away. My attorney even has a supply on his closing table. Mine are the “click” type and have my message repeating around the barrel. I have two types printed. One for sellers says “We Buy Houses!” and one for buyers says “Everyone Qualifies”. Cost – about $.21 cents apiece. Coin Holders – These you hardly find anymore so everyone is surprised when I have them. I leave these things everywhere. Mine are bright yellow with blue letters and my message. Cost – about $.30 cents apiece. I leave all of these promotional items everywhere, on the top of gas pumps, on end-cap displays in grocery stores and in department stores. I look at it this way, if I give away 100 pens, 50 knives and 50 coin holders a month, that is only a little over $100 bucks a month. That is still cheap advertising. You can get any of these promotional advertising products at National Pen. Their website address is www.pens.com or you can call my rep “Madison” directly at 1-888-672-9810. Always ask for her specials and tell her William sent you. Business Cards I order business cards by the 1000’s and you should as well. They are cheap, mine are about $50.00 for 2000, and I pass them out everywhere. I leave my cards everywhere, in pay phones, on restaurant tables, my kids even have their own supply to pass out. Try to get a box a week out. The card doesn’t have to be fancy, in fact the simpler the better. My card is bright yellow with blue letters and says: WE BUY HOUSES Foreclosure? Need Repairs? Bad Tenants? Divorce? CASH IN 48 HOURS! OFFERS MADE ON ALL CALLS! XXX-XXX-XXXX Car Magnetics Magnetics are one of those things where you spend once and get use for a long time. Mine cost about $75.00 and are yellow with blue letters. They say: WE BUY HOUSES! FA$T CA$H XXX-XXX-XXXX I have gotten several deals from these signs. Remember to order a smaller set for the back of your car/truck. People have more of a chance to read the message when they are riding behind you. Clothing I like golf shirts and oxford dress shirts with my logo on them. There's plenty of advertsing houses that will help you design a logo if you don’t have one or use the one you already have. There is no charge for set up and all items ordered include your embroidered logo free. They also have cool baseball caps and other stuff there as well. They have specials for new customers at great prices. I pass my hats out to everyone I know who wears one and have given away many shirts as well. They really look nice and present a nice image for your business. Other Advertising Tools There are many other forms of advertising, some I have tried in the past such as billboards, door hangers, yellow pages, television and radio advertising. I even have a traveling billboard, an old SUV painted bright yellow with blue WE BUY HOUSES! and my phone number that I drive around and park overnight at different places. It gets the calls! Get the marketing going and let the world know who to call when they have a house to sell. If that phone isn’t ringing, you aren’t making money!

Theft proofing your home

Theft proofing your home
Theft proofing your home
5 Tips Home Edition: Make it harder for burglars to get in. Here's how.
1. Meet the Statistics

There were more than 2 million burglaries nationwide for a 2004 years, the last year in which statistics are available, according to the FBI. Most burglaries occur in July and August-exactly when many homes are out of summer in their vacations. In fact, most communities will experience of 10 to 18 percent increase in home burglaries during the summer, according to the Burglary Prevention Council.

Southern states had the most thefts, followed by the Midwest, the West and finally the Northeast. The average home loss totaled more than $ 1600 dollars. The most common time for a burglary was happening in the light of the day from 6 hours to 6 hours. Assaltantes not spend more than 60 seconds breaking into a house, so you want to make it as hard as possible for them.
2. Unplug your garage door

Before removing the cars, turn off the electric garage door open and make sure the door is locked securely. If you have manual locking, be sure to use it. While there may be rare, you do not want someone with a universal garage door open any gain access to your garage and your home.

In some cases it is even easier going into a garage than in the house. Remove the tools, the ladder, the sledgehammer or the ax you can store in the garage. If a thief makes it into your garage, you do not want these tools making it easier for them to enter their home.
3. Make your backyard thief-hostile

Take a walk around the yard. If you see shrubs or trees that would provide sufficient coverage to a thief, you need to trim them. Keep these bushes far away from the house. You may also want to plant thorny bushes, like firethorns or rosebushes, closer to the windows.

Pay special attention to your first floor windows. More than 60 percent of assailants reached through a window that should have been locked, according to the National Crime Prevention Council. People who come into homes usually find an opening that should have been closed, says Tom Kraeutler, host of the radio, "The Money Pit."
4. Follow the light

Assaltantes want to blend in as much as possible. Therefore, I believe that investing in motion detector lights for the outside and light timers for the inside of your home.

With a motion-sensitive light, an intruder is bathed in light of the moment he steps into his yard. You can also use light-timers on lamps near the front and back windows. Thus, you will be able to create the impression the house is lived in. You can buy them for as little as $ 20 to $ 50.
5. It is not only thieves

While you are on vacation, the last thing you want to think about is coming home to what could be a disaster. Before leaving, turn off the main water valve, says Kraeutler. If a pipe bursts while you are away, you can return to the pool of floating furniture.

Make sure you also turn off their appliances, as its televisions, computers and toaster to avoid fire hazards. Even if you have these items off, the circuits are still active.

Tips For Stopping Foreclosure

"Foreclosure" is a four-letter word to any Australian homeowners. In the thought of losing a home for ransom is horrendous, and any homeowner would do everything possible to avoid that situation.

What is a ransom, exactly? Legally, if not permanent housing miss mortgage payments, the creditor may ownership. This redemption, which means homeowner must abandon homes. Not only that, but the buyout can critically affect its credit rating, sometimes preventing any future credit facilities. Because of the market should be avoided if at all possible.

If you are having difficulty paying your mortgage, communicate this with your lender. Perhaps you can get help, or could be another loan is best suited to your needs. Another way to prevent foreclosure is to work with the housing counseling agency; Urband Housing and Development (HUD) may refer you to the reputation of agencies in your area. (Call 800-569-4287 for more information.)

Some alternatives include special ransom payment plans, a temporary suspension of mortgage payments, and mortgage modification. It all depends on your financial condition and require you to provide proof of full income, and debt. Another possibility is to foreclosure sale. Before the foreclosure sale allows you to sell your home for less than you have left on your mortgage. Do you still owe the remainder of your mortgage, the benefit is that you avoid foreclosure and save your credit rating. If none of these options works for you, you can cause a creditor to pay for your home instead of ransom. Although you will still lose your home, your credit rating will not suffer greatly as if you went through foreclosure.

Be careful of fraud. Only professional whether you qualify for these options to avoid foreclosure. Make sure you are writing and only sign if you understand the documentation. It is possible to avoid foreclosure if you make a wise choice and understand your rights. Just be careful not to become a victim of scam artists. The results could be worse than the buyout alone!

Better to avoid foreclosure is to work closely with your mortgage company and / or attorney.

About the author:
Jeff Lakie is the founder of Home Foreclosure resource website providing information on Foreclosure stop. Austria real estate guides

Top Ten Tips for Buyers Home -Real Estate-

1. Commit to Processes

Buying a home is the largest and most important purchase in the life of most people. However, many people want to treat it as clothing stores new drop by the mall on his lunch hour, can be excited about demand in the window, you put on your credit card. What may work for your wardrobe is often a disaster with buying a home.
The knowledgeable home buyer makes a conscious decision and the commitment to purchase, the plans carefully and addresses issues of funding first, allocates sufficient time off from work to look, keeps emotions under control, listens to the advice of a professional.

2. Buyer's hire an agent to represent you

Just a few years ago there was only one type of real estate professional serving the home buying public. They were Seller's agents or sub-agents of the Seller's Agent. While they worked closely with the home buyer who were bound by contract to do everything to protect the seller and get the prices and conditions more favorable to the seller. The problem was that most buyers were unaware of this situation - they thought the agent was working for them.
Today, home buyers can and should be represented by their own agents-A Buyer's Agent, who is bound by contract to do everything possible to protect the interests of the purchaser. Only with a Buyer's Agent can be sure that the buyer to obtain the best service and advice depth beyond the buying process. To be represented by an agent Buyer's normally requires an agreement in writing. Visit the Buyer's Page for more information on how to choose a Buyers' Agent

3. Get pre-approved for funding

When a home seller receives an offer to purchase there are two major factors that are always considered immediately-What is the offer, and if the buyer really has the money? After all, the seller has no way to know who you are or how you can be trusted. In all cases, the seller is more willing to negotiate prices and / or in other terms, if the availability of money is guaranteed.
When a home buyer makes the effort of front to get pre-approved for financing does two things - establishes exactly how much house you can afford, and puts you in the strongest possible negotiating position with all home sellers. See our Mortgage tips and links to more information.

4. Choose the Neighborhood

After arranging financing, the infamous "location" issue is the next thing that a buyer must consider that the home buying process is begun. The fact that a house is a "good buy" or is "so beautiful" can never cure the evils of being in an undesirable area. Most buyers should consider factors such as neighborhood schools, the distance of the workplace, the distance to shopping or hospitals, general appearance and cost accessible running out before starting the "domestic demand" several houses for sale. The worst thing we can do is to a buyer, "Fall in Love" with a house in an area inaccessible or inappropriate.

5. Be realistic about needs and Wants

There is no reason that a house search go more than a week in a normal market. But everyone has heard about someone who has examined more than 500 homes during the course of 18 months using the services of 5 RealtorsÒ before finally discover that 'right' house. This only happens when the buyer does not come to terms with what they really need, want and can afford to buy.
Everyone needs and wants enough bedrooms and bathrooms to adequately meet their relatives. Everyone needs and wants a good kitchen, comfortable living area, and sufficient storage. Everyone would like to be in the house relatively good condition. However, the buyer who just can not live without the three car garage, the new A / C & heating system, as well as special oversized game is usually in the room for great disappointment.

6. Make the right Offer

When the buyer's agent is employed, loan is approved, neighborhood and is determined to house a bid is selected has to be done. It is the right offer. To be successful, the buyer should listen carefully to the advice of the Buyer's Agent.
A rule of thumb is that a first offer too low usually results in the buyer to lose the house or end up paying more than they should for the home. Why? Among other factors, the low-ball offer places the vendor on the defensive and contaminates the environment necessary to result in a Win-Win trading. An offer that is too high can also send the wrong signal to the seller, especially when the house was only recently put on the market. The offer may be too high cost of the buyer only money but could cause the vendor to be less acceptable to other terms and conditions.

7. Get an inspection Home

The house looks clean and well maintained, there is no need to check further. Wrong! Most home buyers, even those who have bought and sold many times, are not experts in construction issues, building codes, security and many other items. Home inspectors, generally guided by the state regulation, are able to find things of concern that, otherwise, the buyer forget. Since this is probably the biggest purchase of your life to spend several hundred dollars on a home inspection is always money well spent.
Does this mean that if an inspector finds things that need repair that the seller will automatically fix them? No, it does not. Depending on the specific issues and the terms of the sales contract the buyer may be able to take some things fixed by the vendor. Each situation is different and that the buyer should look for your Buyer's Agent for advice on the types of things that a seller normally be expected to repair because of the sales contract terms and market conditions at the time.

8. Avoid Midstream changes

Nothing is always constant except change. But the wise home buyer does not avoid is essential in all possible changes - especially when it comes to your financial picture.
A buyer who will use mortgage financing mortgage must have prior approval before beginning the process of searching. This pre approval is always subject to financial matters remain unchanged until close. Buy a new car, loan money to a relative, splurging on a vacation, missing a credit card payment, etc., all factors that can impact the pre approval and jeopardize the ability of the buyer to finalize a mortgage loan to the desired value .
Similarly, a cash buyer you need to sell stocks, make IRA withdrawals or otherwise move around funds must do so before closing well, and preferably before the search process begins. An unexpected delay of days or weeks, while a retirement plan administrator processes their withdrawal could make the difference between buying the house you want or watch someone buy it.

9. Get a survey and Title Insurance

Property purchases are among the most complex commercial transactions, which most people never undertaken. There are a multitude of factors to consider and many things can go wrong. However, there is no reason not to receive clear title and a property free from invasion.
The survey is a confirmation of property boundary lines and should show any invasions or easements. For example, assuming you is a purchase of a house in a neighborhood where many older houses were added decks, garages and so on over the years. It is possible that one of their neighbors' additions was not built within its limits, but property is located in part of the lot you are buying. An investigation should reveal this problem before becoming the owner.
Title insurance is a guarantee that when you buy real estate there is nobody else with any claim to his property. Someone should claim a prior ownership interest following its acquisition of the property's title insurance company is obligated to protect its ownership interest. An alternative to title insurance is something called a Summary of the title, which is a condensed history of all transactions affecting a particular tract of land. Ask your attorney if you are considering an overview of the title.

10. Being pro-active

This may seem to be a given to most people, but it is truly amazing how many home buyers think that all they have to do is sign the contract and everything else will magically occur without their participation. The fact is that there are many details that only the buyer can resolve to ensure a timely, without trouble buying and closure. The Buyer's Agent will advise and assist in the whole process, but the buyer will have the best overall result to be fully aware of all aspects of the process and ask as many questions as possible along the way.

Using Detachment to Succeed-Real Estate Wholesaling

Real Estate Wholesaling - Using Detachment to Succeed
Real estate wholesaling is one of the most powerful wealth builders that does not require cash or credit. Far too many people complicate the wholesaling real estate process with their “what if” worries. What if I cannot find a buyer? What if the market changes? These are just a couple of the “what ifs” that first time and even seasoned real estate wholesalers spend far too much time on.
Detachment is the process of pulling your emotions away from the outcome of any scenario. The process of detachment will help you pull your emotions out of the real estate transaction. Detachment leaves you in a far better place to make decisions relating to wholesaling real estate, because there is no emotion or baggage that you need to include. Detachment sets you free from “what ifs”, because all of your “what ifs” can be answered with “so whats”. Not that your “what if\’s” are not legitimate concerns, but most of the time they are only emotional responses to issues that you bring up in your own head, rather than real world happenings.
Detachment can be achieved through realizing that “you” are not your outcomes. If the real estate market plummets to 10 year lows, you are still you. If the market skyrockets to all time highs, you are still just you. “You” will essentially be just you, regardless of the outcome of any real estate transaction. So stop stalling, I promise the world will not end if you make a mistake.
Eric Medemar is a Realtor/Real Estate Investor out of Grand Rapids, MI. Eric currently owns 35+ rental properties. Eric has flipped 10 homes so far in 2007 and is the creator of http://www.TheForeclosureCollege.com, the programs that enables you to duplicate his real estate system in your area. You can view Eric\’s Using Detachment to Succeed-Real Estate Wholesaling at http://www.TheMillionairesBlog.com
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Tips For Stopping Foreclosure

Tips For Stopping Foreclosureby: Jeff Lakie
“Foreclosure” is a four-letter word to any homeowner. The thought of losing a home to foreclosure is scary, and any homeowner would do whatever possible to avoid this predicament.
What is foreclosure, exactly? Legally, if homeowners continually miss mortgage payments, the lender can repossess the property. This is foreclosure, and it means the homeowner must give up the house. Not only that, but foreclosure can critically affect a person’s credit rating, sometimes preventing any future credit opportunities. Because of this, foreclosure should be avoided if at all possible.
If you are having difficulty paying your mortgage, communicate this with your lender. Chances are you may qualify for assistance, or there may be another loan better suited to your needs. Another way to prevent foreclosure is to work with a housing counseling agency; Housing and Urband Development (HUD) can refer you to a reputable agency in your area. (Call 800-569-4287 for more information.)
Some alternatives to foreclosure include special repayment plans, temporary suspension of mortgage payments, and mortgage modification. These all depend upon your financial status and require you to furnish complete proof of both income and debt. Another possibility is pre-foreclosure sale. Pre-foreclosure sale enables you to sell your home for a lower amount than you have left on your mortgage. You will still owe the remainder of your mortgage loan; the benefit is that you will avoid foreclosure and save your credit rating. If none of these options works for you, you may pay your lender the deed for your house in lieu of foreclosure. While you still lose your home, your credit rating will not suffer as greatly as if you went through a foreclosure.
Be wary of scams. Only a professional can truly determine if you are qualified for these options to avoid foreclosure. Make sure you get everything in writing, and only sign if you understand the paperwork. It is possible to avoid foreclosure if you make wise choices and understand your rights. Just be careful not to fall prey to scam artists. The outcome may be worse than foreclosure alone!
Your best bet to avoiding foreclosure is to work closely with your mortgage company and/or a lawyer.
About The Author
Jeff Lakie is the founder of www.best-foreclosure-help.info and www.hault-home-foreclosure.info websites providing information on home foreclosures.

Choosing The Right Furniture

Choosing The Right Furnitureby: Jeff Lakie
The furniture in a person’s home says a lot about personal style and taste. In effect, most of us .
Furniture can reflect for a Chippendale sofa, for example, you will certainly find it with living room furniture, but it probably won’t be placed next to the black suede chaise. Sometimes it can take a lot of patience to browse through furniture showrooms. Because your furniture will brand you, thouspend endless hours searching for the perfect piece of furniture before we actually make a purchase. Withpersonality characteristics, from fun and flirty to classy and sophisticated to modern and edgy. How do you choose the right There has a been a trend recently toward “studio furniture.” This furniture is built in a studio environment, not by a large factory manufacturer, and therefore tends to be more unique. Studio furniture makers view themselves as artists or craftsmen. Many learn their craft not through apprenticeship but through university-level design and art courses. Ofpiece? Showrooms generally sort furniture by room, and within these rooms the pieces are further distinguished by style. If you are looking raditional furniture styles. right for you. to modern and edgy. How do you choose the right piece? Showrooms generally sort furniture by room, and within these rooms the pieces are further distinguished by style. If you are looking raditional furniture styles.
Many youbuyers are drawn to antiques. Antique furniture often creates a regal air in a home. If combined creatively with more modern pieces, antiques can add flavor to even a contemporary styled room. Mixing and matching different styles of furniture is quite fashionable these days, if done correctly. Regardless of style, it is imperative that the furniture purchase.
About The Author
Jeff Lakie is the founder of www.wicker-furniture.info and www.kids-furniture.info websites providing information on home furnishings.

Swapped for Schools,Air Rights

THE thought of shrieks from playgrounds during recess may till now have distanced developers from choosing sites near schools. But with buildable city lots in such short supply, they now appear willing to reconsider.
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Skidmore, Owings & Merrill
GLASSY FUTURE A condo-rental tower is planned above two East 57th Street schools.
Two Manhattan buildings are to rise close enough to schools that they will almost seem part of campus: the Azure, at 33 East 91st Street, and a condo-rental at 250 East 57th Street.
And if the schools and apartments end up looking similar, it’s because the same developers are to build both, under deals hammered out with city’s Educational Construction Fund, a division of the Department of Education.

Mr. Caiazzo played down concerns about noise; the school’s 40-foot-wide recreation area will be away from apartments, he said.
The high-rise at 250 East 57th Street, as designed by Skidmore, Owings & Merrill, is an angular 59-story glass tower over a retail base. Its offering plan still requires state approval. But David Lowenfeld, a principal with World-Wide Group, its Manhattan-based developer, envisions a total of 320 units, from studios to three-bedrooms. Sixty percent will be condos, priced at $1,500 a square foot, he said.
In fact, proximity might be a plus. “We’ve gotten quite a few inquiries about people moving here, so their kids could attend that school,” he said.
The 1.5-acre site now houses P.S. 59 and the High School of Art and Design, which faces Second Avenue. For the 2011 school year, the schools will have roomier new quarters. The elementary will triple in size, and the high school will grow 40 percent, Mr. Smarr said.
First, though, World-Wide Group must build P.S. 59 a temporary facility; It is currently under construction on East 63rd Street. The Azure, which broke ground in September, will be a “co-op with condo rules,” which means subletters won’t require board approval, said John Caiazzo, a vice president of the DeMatteis Organizations, based in Elmont on Long Island. It is a developer of the 32-story tower, along with the Mattone Group of College Point, Queens. The Azure’s L-shaped lot had been home to Public School 151, which closed in 2000. The new structure, with 80,000 square feet across five floors, will serve Middle School 114, whose 350 students are now shoehorned into a nearby elementary school. It is set to open in September 2009, Mr. Caiazzo said.Created in 1967 but dormant for some time, the fund works to ease overcrowding in schools by leasing unused air rights over low-slung buildings, in exchange for new classrooms.In the past 40 years, the fund has added 18,000 school seats, said Jamie Smarr, its director, adding that the two new projects alone will create 2,700. “We’re getting $300 million of new construction out of this,” he said, “and none of it is going on the city’s books.” The Azure’s 127 units will range from 600-square-foot studios to 1,970-square-foot three bedrooms, he added. Priced from $713,000 to $3.7 million, the units went on sale in October, though “only a few contracts have gone out.”
But what about noise from P.S. 59’s future rooftop playground? “This is the middle of New York,” Mr. Lowenfeld said. “People are used to noise.”
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A Town Center at City’s Edge

About New York Times Mobile Real Estate Listings
The New York Times has made it easy to get information about properties on your mobile device, regardless of whether you are looking in the newspaper, on the Web site or searching directly from a mobile device.
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The New York Times Real Estate Text Messaging Service
From the newspaper: To get more information about a print ad, text the property ID from a real estate classified to a mobile device.
From the Web site: To send a listing from www.nytimes.com/realestate to yourself or someone else for offline viewing, just click on the mobile icon in the "listing tools" area of a property.
From your mobile device: To search for properties directly from your mobile device, go to m.nytimes.com/re and enter your property criteria (such as location and price) or find a specific property by listing ID.
More details about these features are below.
About NYTimes.com Online to Mobile Listings
From the NYTimes.com Real Estate Web site you can send the property information to your or a friend's mobile phone. Select the "Send to Mobile" link in the "Listing Tools" section, enter the mobile number and a text message will be sent to the mobile number with some details of the property and a link to a mobile Web page containing full information and photos (if available).
About New York Times Print to Mobile Listings
When you see the New York Times mobile icon in an ad , use your mobile phone to send a text (SMS) message to 698698. The body of the message should contain "re" [space] and the Real Estate ID. For example, a print ad may have the NYTimes Real Estate ID CO12345. Send a text message to 698698 with "re CO12345" (without the quotes, but with the space) as the message.
In response you will get a text message from The New York Times with some property details and a link to a mobile Web page containing full information and photos, if available.
About New York Times Mobile Search [more]
From your mobile phone you can go to http://mobile.nytimes.com/realestate (or http://m.nytimes.com/re ). From there you can search for a real estate listing, either by typing in the listing ID or by selecting search criteria such as location, price, number of bedrooms or specifying only new listings or listings with open houses. You may receive up to 200 listings at a time, displayed 10 per page. Click "Next" or select a page number to access the next set of listings or click "modify search" to narrow your search criteria and results.
Frequently Asked Questions
Is the service available everywhere?
The NYTimes Real Estate property messaging service is only available in the United States. The participating carriers for NYTimes text messaging services are Verizon Wireless, AT&T, Sprint, Alltel, Cellular One, and Nextel/Boost.

Does my phone support text messaging?
Most mobile carriers in the United States support text messaging. The participating carriers for NYTimes text messaging services are Verizon Wireless, AT&T, T-Mobile®, Sprint, Alltel, Cellular One, and Nextel/Boost. Most phones in the United States support the ability to send and receive a text message. Consult your mobile phone user manual for specifics on your mobile phone on how to create and read a text message.
Subscribers to prepaid carriers including Virgin Mobile and AT&T prepaid will not be able to use the NYTimes messaging services.

How will my mobile phone tell me that I have received a text message?
Many phones beep and display an icon to indicate the receipt of a message, however each phone is different. Please check with your mobile phone user manual.

Will I receive more than one text message for a property?
Typically you will receive a single text message for each property. In some rare cases you may receive 2 text messages for an individual property.

How do I send a text message?
All phones have different menu options and buttons and you should consult your user manual for specific instructions for your phone. Generally, however, by going to the MESSAGES option, selecting TEXT MESSAGE and then choosing NEW MESSAGE/WRITE MESSAGE your phone will open a new text message.
In the message area use the keypad to type in the keyword "re" (without the quotes) which is associated with the NYTimes Real Estate mobile service, followed by a space and then the NYTimes Real Estate ID number (you may have to press the numeric key more then once to display the letter or number you would like to type). In the area where it asks for the phone number type in the 5 digit short code 698698 (stands for NYTNYT), and press SEND/SELECT. If you are still unsure please see your phone's user manual for instructions on text messaging.

How do I get to the detailed property mobile Web site?
Within the text message there will be a link to a mobile Web page. Typically the link will be in the format of http://s.nyt.com/s/###. Most new mobile phones have built in mobile web browsers. Depending on your phone, you may be able to click directly on the link or you may need to go to the "Option" menu and select "Open Web Link". Please consult your mobile phone user guide on how to select a link within a text message to launch a mobile Web browser. To access the mobile internet you may need a data service from your mobile carrier. Please consult your mobile carrier for services and charges.
PLEASE NOTE: Some mobile carriers restrict the ability of their subscribers to access the mobile Web from a text message. Most notably Verizon non-Smart phones do not have the ability to open a mobile internet Web page from an SMS link. Please consult your mobile provider to determine if your phone has the ability to access a mobile Web page.

Can I save a listing on my phone to view later?
Yes. Typically, the text message is stored in the mobile phone Inbox until you delete the message. You may refer back to the message at any time.
The detailed property mobile web page is only available as long as the property is still for sale. You may view the detailed property page any number of times.
If you select the link in the text message and the property is no longer for sale a mobile Web page will be shown indicating that the property is no longer available.

Can I send a NYTimes Real Estate property message to my work or home number?
The NYTimes mobile Real Estate property messages are only available to be sent to mobile phones with text messaging capabilities.

Can I send a NYTimes Real Estate property I see on the web site to a friend?
Yes, from the NYTimes.com Web site (though not from the Mobile site at this time). On the http://www.nytimes.com/realestate listing details page you may select the Send to Mobile link in the "Listing Tools" area. Here you may put in your friend's mobile number to send the property as a text message.

Can I forward a text message that I've received?
Yes. Most mobile phones have the ability to forward a text message to another number. Typically this is done by selecting the message and through an Option key selecting to forward the message. Please consult your mobile phone user manual on how to do this.

Can I call the Real Estate agent listing the property?
Yes. You can either call the number listened with the property or you can use the "click-to-call" feature on the mobile website. Most mobile phones support this feature which calls the phone number when selected on the mobile web page. Most mobile carriers allow this feature.
On many of the NYTimes Real Estate detailed property mobile web pages the agent's phone number is listed. Your mobile phone may have the ability to call the number listed without needing to write it down or remember the number. In many cases the phone number is highlighted or underlined and scrolling to the number then selecting SELECT enables calling the number. Please consult your mobile phone user guide for the details for your phone.

Will the real estate agents know I've received information on one of their properties?
No. Real Estate agents will not be given your mobile number or contact information from the NYTimes. Please refer to the terms and conditions for the service on what information The New York Times retains and provides to third parties.

I see the NYTimes Real Estate ID code in places outside of The New York Times paper. Can I use that ID the same way as from The New York Times paper?
Yes. The New York Times allows some agencies to use the NYTimes Real Estate ID outside of the NYTimes newspaper classifieds. You may request the detailed property information the same way; by sending the NYTimes Real Estate ID to 698698 with the keyword "re" (without the quotes).

If my phone is turned off or I am on a call will I still receive the Real Estate property text message?
If your phone is off the mobile carrier typically stores the text message for you. When you turn on your mobile phone the mobile carrier will deliver your text message.
If you are on a call the mobile operator may send the message to your mobile phone while you are on the call (typically you may hear a beep) or may wait until you hang up from your conversation to deliver the text message.
In both cases, please check with your mobile carrier for information on your mobile phone's ability to capture SMS text messages received while the mobile phone is turned off or while you are on a call.

I did not receive a message when I sent a property to my mobile phone.
Typically the message is delivered within a minute from the time your successfully submitted your mobile number. In some cases the mobile carrier may experience delays in delivering messages. Please verify that you entered your correct mobile number on the web page.

I do not see any photos for the property within the detailed mobile web page. Is there a problem with my phone?
The NYTimes Real Estate detailed mobile web page makes every attempt to deliver the available photos to your mobile phone properly formatted to your particular mobile phone. In some cases there are no photos available for the property.

How much does it cost to receive a Real Estate property information text message?
The New York Times does not charge you to use the mobile Real Estate service. Charges for sending and receiving text messages may apply from your mobile phone company. Please check your service plan with your mobile phone company to know the exact rate for sending and receiving a text message.

Does it cost anything to access the mobile web page?
There is no additional cost from The New York Times to access the NYTimes mobile Real Estate web pages. Additional charges may apply from your mobile carrier to access internet data content. Each NYTimes mobile Real Estate page is typically around 20 kilobytes, with some larger and some smaller dependent on the details of the property and the number of pictures. Please consult your mobile carrier services for costs associated with accessing the mobile internet.

I received a text message on a New York Times Real Estate property but did not request it. How did that happen?
Through the NYTimes. com Web site - http://nytimes.com/realestate - there is the ability to send a property to a mobile phone number. You may have received a message from The New York Times if a friend or real estate agent you know sent you the property information.

Can I disallow receiving any text messages from the NYTimes Real Estate messaging service?
Yes. You may contact NYTimes.com Customer Service to disallow all NYTimes Real Estate messages from being sent to your mobile phone. To opt out, please send an email to mailto:nytnyt@nytimes.com?subject=NYT%20Mobile%20Real%20Estate.

How do I get more help?
For information about the mobile Web site, send a message to 698698 (NYTNYT) with the content of the message "re help" (without the quotes) which will return an SMS text message providing help on usage of the NYTimes real estate service or you may contact Customer Service at mailto:nytnyt@nytimes.com?subject=NYT%20Mobile%20Real%20Estate or call (800) 591-9886, M-F from 9:30am - 5:30pm ET.