Proposed Texas law could drive away Chinese immigrants who thrive

When Becky Cao finished college in California two decades ago and was looking to put her economics degree to use, she chose Texas, drawn by its business-friendly, affordable reputation.

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

Proposed Texas law could drive away Chinese immigrants who thrive in southwest Houston, Katy

7/7 SLIDES

She and her husband, then both Chinese citizens with permanent U.S. residency, bought their first home in Richmond in 2009, started a family and became U.S. citizens. They found the corporate jobs they had sought, and thrived.

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But if Cao was entering the job market this year, she may not have considered Texas at all. Under Senate Bill 147, which the Texas Legislature will consider in the coming months and which Gov. Greg Abbott has said he would sign into law, many Chinese immigrants starting out in Texas  wouldn’t be able to purchase property. The bill would bar citizens and corporations from China, Russia, North Korea and Iran from buying real estate in Texas.

SB 147 is part of a wave of bills being introduced in more than a dozen state legislatures aiming to curtail investment in the United States from nations considered an economic or strategic threat, according to media reports. Critics argue the bills are discriminatory, even dangerous – and say they also could have economic consequences.

Texas business and community leaders worry the proposal could dissuade top talent in high-tech and healthcare fields from taking jobs in the state. Not only could that erode the vibrancy of Houston’s Asiatown or Katy’s Asian Town, they argue, it could diminish Houston’s standing as one of the most diverse cities in the country — a key marketing point — and dent Texas’ reputation as a business-friendly state.

“Texas is supposed to be corporate friendly,” said Cao, now 40. She wonders what life would have been like had they been unable to quickly establish the financial foothold of home ownership. “It is just heartbreaking for many people around us now who hold permanent residency. There’s a difference between renting a house and owning a house. It’s a sense of belonging.”

News of the proposed law sent a lightning bolt of outrage through Houston’s Asian American community  in recent weeks, a community that includes an estimated 127,000 people who identify as Chinese, according to the U.S. Census.

“As a permanent resident, if I want to buy another home, if we want to move up, this bill would stop us from doing that,” said Kevin Yu, a broker with Houston Elite Properties Team who has lived in the United States for 13 years. “And also because our business is growing, we were thinking of buying a bigger office and this could affect my ability to buy a commercial property, as well.”

Over the past several years, Yu and his wife, Claire Liang, have established a thriving real estate business in southwest Houston, working with hundreds of Asian American clients every year. Yu estimates about 20 percent to 30 percent of his clients are Chinese citizens, and most are purchasing primary residences.

State Sen. Lois Kolkhorst, the Brenham Republican who authored the bill, has said she plans to amend it to allow permanent residents — green card holders — from the targeted nations to purchase land.

That change still could hamper many immigrants’ ability to invest in Texas, Yu said. It can take several years of jumping through bureaucratic hoops to become a permanent resident, then another five to obtain citizenship. Any such delay can be costly to wealth creation: Someone who moved to Houston five years ago and wasn’t able to purchase land would have missed out on typical Houston property values rising about 52 percent in the interim, according to Zillow estimates.

Many immigrants see homeownership as a gateway into a new life in Houston, said Kenneth Li, a real estate broker with Southwest Realty. Li, a native of Taiwan, has worked in Houston real estate for 30 years. Many Chinese homebuyers often get financing through community banks in the Bellaire corridor, he said, thereby bolstering banks’ ability to finance local entrepreneurs, who go on to lease or buy commercial buildings and create jobs.

“The impacts are not just in real estate, but it brings a lot of economic opportunity and value to this area,” Li said. He has fielded a rush of calls from prospective homebuyers peppering him with questions about SB 147, including one considering moving from New York.

“She said, ‘The perception is that Texas doesn’t welcome us, so if that’s the case, I’m not going to move to Texas,’” he recalled.

Others note the bill does not differentiate between the Chinese government and individual Chinese citizens.

“While I understand the U.S. government has concerns, you have legitimate people legally contributing to our economy,” said real estate agent Julie Yau Tam of Lyn Realty, who works with some Chinese investors to manage single-family rentals in Houston.

Gauging impact

The potential impact of SB 147  on Houston’s real estate market is difficult to gauge because the Harris County Appraisal District doesn’t track owners’ country of origin, though several dozen property owners do list mailing addresses in China and a few in Russia.  

Restrictions on foreign investors were recently imposed in Canada, which earlier this year began a two-year ban on international investors purchasing homes to stem skyrocketing home prices. Unlike Canada, however, real estate investors from China aren’t flocking to Texas, noted Sheridan Titman, a real estate professor at McCombs School of Business at University of Texas.

“In Canada, (Vancouver and Toronto specifically) Chinese investors did have a material impact on real estate prices, but here they don’t,” Titman said in an interview. “There is a big difference between Houston and Vancouver and Toronto. In those cities, housing supply is a lot more constrained.”

Chinese investors accounted for 6 percent of all home purchases by foreign investors in the United States in the 12-month period ending in March 2022, according to the National Association of Realtors. However, the top U.S. destinations for Chinese residential real estate investors are California, New York, Indiana and Florida, according to NAR, not Texas.

In commercial real estate, Dallas attracts the lion’s share of foreign real estate investment in Texas, with international buyers acquiring $3.3 billion in commercial properties in the 12-month period ending in the third quarter of 2022, second behind Manhattan nationally, according to NAR. That compares $1.3 billion in Houston and nearly $1 billion in Austin. Those numbers include investments from every country, not just China.

However, a huge commercial deal in Texas was a key motivator behind efforts to curtail Chinese influence here. Two years ago, Chinese billionaire Sun Guangxin’s energy firm, GH America Energy, which has an office near the Galleria, bought about 140,000 acres in Val Verde County for a proposed wind farm. In the wake of the deal, Kolkhorst filed and Abbott signed a law blocking companies with ties to “hostile nations” from accessing “critical infrastructure.” Spain-based energy firm Greenalia confirmed it bought the acreage from GH America Energy in late 2022.

Senators Donna Campbell and Tan Parker, both Republicans, want to extend this “critical infrastructure” language to include agricultural land. In January, they introduced SB 552 to block people from entering into agreements related to agricultural land with citizens, entities and companies from China, Iran, North Korea and Russia. Unlike Kolkhorst’s bill, this would not bar citizens from these countries from buying residential properties.

Buyers from those countries make up a minority of the total investment activity in Texas agricultural lands, said Charles Gilliland, an economist  focused on rural land at Texas A&M Real Estate Center. Nationally, investors from China made up less than 1 percent of total acreage owned by foreign investors in 2021, according to the U.S. Department of Agriculture. 

Although proposed foreign ownership bans are bubbling up across the country, the legality of these laws remains largely untested.

Some attorneys said laws like SB 147 that single out specific nationalities could be challenged as discriminatory. However, Josh Blackman, who specializes in constitutional law at South Texas College of Law, said it’s possible the Texas bills could stand up in court.

“I don’t see this as an act of anti-Asian bias. President Biden has imposed sanctions on China because they’re an economic threat,” Blackman said. “They don’t want foreign governments controlling our agriculture and shipping our food overseas.”

Critics argue it still could stoke anti-Asian sentiments while unintentionally targeting everyday real estate activity.

“The only deciding factor for property ownership should be financial: Do you have the credit to get a mortgage or a loan?” said Chi-mei Lin, executive director of the nonprofit Chinese Community Center in southwest Houston, which serves mostly immigrant families. Lin and her husband bought their first home in San Antonio in 1985 when they still were permanent residents. “Having your own home is the American dream. We should make this a much easier process for the newcomers instead of making it more difficult for this hard-working population.”

marissa.luck@chron.com; mike.morris@chron.com

Cathy Harper on LinkedIn: #realestate #houstonrealestate #marketforecast #housingmarketupdates

News can be SO negative, and that’s especially true of media attention on the real estate market lately. So is the sky really falling? No!  In fact, our Compass CEO projects that we’ve already hit the bottom. As we progress further into 2023, we’ll begin to see a market improvement. (In fact, we already have)! “For the first time in 10 months, all the statistics I look at are trending positively.”  – Compass CEO Robert Reffkin, CNBC So what’s prompting this sentiment? Here are the 6 reasons why we believe Q4 of 2022 was the bottom of the recent real estate market cycle. 1. We’re seeing a 25% increase in weekly mortgage applications. 2. Mortgage rates continue to move down to a 4-month low. 3. We’re seeing an increase in buyer interest, open house traffic, and offers. (This is so true in Houston)! 4. In the last quarter of 2022, 42% of sellers were giving concessions to buyers at the closing table, a 10-year high. 5. Home builder sentiment improved for the first time in 1 year. 6. Pending closings were down 30+% at points in the fall but over the last few weeks, we have seen pending listings in most of our markets nearly flat year over year.  All signs are pointing to good gains in home sales in the coming months. We still need more listings, so that continues to be a challenge. But as rates come down, buyer demand is certainly there.  If you have questions about market forecasts and trends, or anything else real estate-related, please reach out! #realestate #houstonrealestate #marketforecast #housingmarketupdates

Morad Fiki, MBA on LinkedIn: #realestate #investment #opportunity #growth #investments

Houston Real Estate Market Update The Houston real estate market saw a slight increase in new listings this week, with a 0.7% uptick to 2,402 new listings compared to a year ago. However, pending sales took a hit with a 33.6% decrease to 1,781 pending sales. Many sellers have lost their motivation to sell, resulting in a 51% increase in sellers withdrawing their listings from the market, or a total of 1113 listings being withdrawn from the Multiple Listing Service (MLS) of the Houston Association of Realtors (HAR). Closings were also down by 28% from a year ago, with a decrease to 1,043 closed sales. Showings on listed properties in the Greater Houston metropolitan area were slightly down by 5.7%, with a decrease to 40,375 showings. Online, HAR.com listing views were down by 24.8% with a decrease to 9,805,664 listing views during this week. Overall, the Houston real estate market is experiencing a slowdown in sales and a decrease in consumer interest. However, there is some positive news as inventory levels are 10% higher than a year ago, offering more options for buyers. Additionally, single-family housing starts increased 11% from November to the best level since August, providing hope for an increase in new home construction. It is worth noting that the Houston real estate market is not alone in its struggles. The national housing market is also facing challenges, with sales of existing homes falling for the eleventh straight month in December to the lowest level since 2010 and 35% lower than last year at this time. Inventory levels are also lower than desired, with just a 2.9-month supply nationwide. Additionally, consumer spending, which accounts for over two-thirds of US economic activity, has seen a decline with a 1.1% plunge in retail sales from November. Investors will be closely monitoring the release of economic data this week, including fourth quarter gross domestic product (GDP) and the core PCE price index, for insight into the overall state of the economy and its potential impact on the housing market. The next Fed meeting will take place on February 1st, where investors will also look for guidance on future rate hikes and bond portfolio reduction. #realestate #realtors #housing #sales #motivation #data #construction #future #retail #economy #houston #HoustonRealEstate #HoustonRealEstateAgent #HoustonRealtor #HoustonRealtors #HoustonTX

Here’s what $2.1 million buys you in the San Antonio

In San Antonio, anyone with $1.5 million can live in a Monte Vista home designed by the architect of the McNay that is listed on the National Register of Historic Places. 

In Castle Hills, $1.2 million buys a 4,476-square-foot estate with its own tennis court and swanky pool. 

While the San Antonio area isn’t exactly known for its luxury real estate, the Alamo City and other cities that comprise Bexar County have a lot to offer. 

You might also like: 6 over-the-top luxury real estate listings in the San Antonio area

Below are homes on the San Antonio Board of Realtors’ website that a buyer can purchase for between $1 million and $2 million in the Bexar County real estate market. All of these homes have been placed on the market within the last two weeks. 

The home on 3 Chatsworth Way is listed for $2.1 million. It's a 6,664-square-foot contemporary home with four bedrooms, five bathrooms and one half bathroom. 

The home on 3 Chatsworth Way is listed for $2.1 million. It’s a 6,664-square-foot contemporary home with four bedrooms, five bathrooms and one half bathroom. 

San Antonio Board of Realtors

3 Chatsworth Way | $2.1 million: A 6,664-square-foot contemporary home with four bedrooms, five bathrooms and one half bathroom. 

Built in 1993 and recently remodeled, the home has three separate living spaces, each sized for entertaining. The first-floor master suite includes a private sitting area and a dedicated coffee station with a Miele espresso machine, refrigerator and dishwasher. Outside is a generously covered patio, pool and spa. 

The home on 3 Chatsworth Way is listed for $2.1 million. It's a 6,664-square-foot contemporary home with four bedrooms, five bathrooms and one half bathroom. 

The home on 3 Chatsworth Way is listed for $2.1 million. It’s a 6,664-square-foot contemporary home with four bedrooms, five bathrooms and one half bathroom. 

San Antonio Board of Realtors

43 Galleria Dr | $2.1 million: A 4,758-square-foot home on 1.26 acres that sits “behind wrought iron gates” and offers “complete privacy with majestic Hill Country views.” 

This home at 43 Galleria Dr.  is listed for $2.1 million. 

This home at 43 Galleria Dr.  is listed for $2.1 million. 

San Antonio Board of Realtors

Built in 2001, the home includes four bedrooms, four bathrooms and two half bathrooms. The interior highlights include a grand entry with two-story ceilings, a formal dining area with vaulted ceilings and a fireplace. There’s a master wing and a second-floor patio with a game room and balcony. Outside are an infinity-edge pool and spa, a fireplace, and a pool house. 

420 Happy Trail | $1.7 million: The 6,174-square-foot Shavano Park home is on a little over an acre and includes five bedrooms, six bathrooms and one half bathroom. 

“The property was impeccably constructed to the highest standards offering a balance of elegance and comfort whilst marrying the sophisticated architecture with a touch of traditional charm,” according to the property’s listing. 

This home at 420 Happy Trail is listed for $1.7 million.

This home at 420 Happy Trail is listed for $1.7 million.

San Antonio Board of Realtors

Among the interior highlights are a grand foyer and 18-foot-high ceilings. Outside are a spa-like pool, a covered patio and a pickleball court. 

501 W. French Pl | $1.5 million: This three-story Monte Vista home is on the National Register of Historic Places and was designed by renowned architect Atlee B. Ayeres, who designed the Tower Life building, the McNay and many other San Antonio landmarks. 

This three-story Monte Vista home is on the National Register of Historic Places and was designed by renowned architect Atlee B. Ayeres, who designed the Tower Life building, the McNay and many other San Antonio landmarks. 

This three-story Monte Vista home is on the National Register of Historic Places and was designed by renowned architect Atlee B. Ayeres, who designed the Tower Life building, the McNay and many other San Antonio landmarks. 

San Antonio Board of Realtors

Built in 1903, the 6,870-square-foot home has three bedrooms and three bathrooms. According to the listing, “the fine detailing and character in these gilded homes abound in this residence from the detailed millwork, moldings and beautiful windows. Outside is a pool, hot tub and two bedroom, one bathroom carriage house. 

This Castle Hills home at 402 Fox Hall Ln. is listed for $1.2 million. 

This Castle Hills home at 402 Fox Hall Ln. is listed for $1.2 million. 

San Antonio Board of Realtors

402 Fox Hall Ln |  $1.2 million: This 4,476-square-foot Castle Hills home has three bedrooms and four bathrooms and sits on 1.1 acres. 

Inside the home’s unique interior is a generous living space, three fireplaces and an extra living room/gaming area on the second floor. The backyard includes a massive deck leading to the pool and tennis court. 

This Castle Hills home at 402 Fox Hall Ln. is listed for $1.2 million. 

This Castle Hills home at 402 Fox Hall Ln. is listed for $1.2 million. 

San Antonio Board of Realtors

timothy.fanning@express-news.net 

Starter Home Prices Are Soaring and Luxury Is in a

For those navigating America’s residential real estate market, it’s lately felt a bit like an out-of-control cargo train, ever threatening to veer off the tracks—stomach-churning price accelerations followed by interest rate hikes slamming the brakes. It’s little wonder that just about everyone seems to be searching for clues on where housing sales are going this year. But it’s not a one-size-fits-all market. Different kinds of homes—and the diverse people buying and selling them—have been affected in significantly different ways, especially when it comes to prices.

In fact, a deep dive into what’s going on with two of the nation’s significantly iconic, bellwether housing categories—representing opposing ends of the price spectrum—might provide the clearest indications of what to expect for 2023 and beyond.

On one end are starter homes, traditionally smaller and more affordable, geared toward first-time homebuyers; on the other, luxury homes, the spacious mansions with every amenity imaginable marketed to the wealthy. Each market has faced its own highs, lows, and distinct challenges.

And their current price trajectories might come as a surprise.

Starter homes seem immune to the correction currently roiling the housing market, but luxury homes have been feeling the full effects. The Realtor.com® data team dug in to figure out exactly what’s going on in these very different segments of the housing market.

Starter homes, which Realtor.com defines as all two-bedroom listings, have been on a relatively steady and energetic upswing since early 2020 as cash-strapped buyers have competed for a limited supply of more affordably priced properties. These homes have outpaced the price growth in other parts of the real estate market: They finished 2022 with 15% year-over-year price increases.

Meanwhile, during the COVID-19 pandemic, prices for luxury homes—defined as the most expensive 10% of homes in any given market— skyrocketed as the stock market surged and buyers sought more living space. There was almost a 40% year-over-year price bump for luxury homes in the middle of 2021. But by the end of 2021, the luxury boom faded as the stock market struggled and recession fears grew. For most of 2022, luxury homes have seen modest-to-stagnant price growth, around 2.5%, ending the year close to flat.

So where are the metros where luxury home prices are stalling the most—and where entry-level home prices are rising the fastest?

To come up with these findings, Realtor.com compared the monthly year-over-year price changes for starter homes, luxury homes, and midprice homes to see how each segment of the real estate market has fared. Then we found five metropolitan areas where each segment tracked closely to the national trends. (Metros include the main city and surrounding towns and smaller urban areas.)

“Luxury purchases are more discretionary,” says Danielle Hale, chief economist at Realtor.com. After all, no one really needs a third or fourth home or a 10,000-square-foot abode with ocean views. So when market conditions are right, activity in that segment can change quickly.

During the early part of the pandemic, homeowners saw their equity rise as prices went up across the board. That gave high-end them a lot more cash for a next purchase, somewhat negating elevated prices. Rock-bottom interest rates made borrowing incredibly inexpensive. A migration of people who lived in coastal urban hubs, but who could newly work from anywhere, also meant buyers coming into markets with both high equity and high wages, driving up prices. And the bullish stock market performance resulted in more money in their pockets.

“You see a correlation between the stock market and real estate, simply because stocks make up a greater portion of the financial portfolios of high net worth buyers,” Hale says. And the stock market has been down through 2022.

For starter homes, different forces are at work, Hale says.

“If you think of luxury home purchases as discretionary, starter home purchases are almost the opposite,” she says. “It’s more about timing and strategy.”

For people buying for the first time, or for those with tighter budgets, a home purchase is driven more by finding an opportunity to buy or sell that matches a need, not a whim. A rise in interest rates makes it more difficult for these buyers to gain a foothold.

When interest rates go up, the most affordable segment of the market gets squeezed. Homeowners who would normally sell their starter homes to move up to larger, nicer homes can’t sell because they would be trading their existing mortgages with a low rate for a new loan with a higher rate. It’s not financially viable, so many homeowners are staying put, limiting the number of starter homes for sale.

“When people in the market for a house are most looking for affordability, that’s challenging now,” Hale says.

What does it all mean in the current stressed-to-the-max housing market? Let’s take a deeper dive into the U.S. cities that are most indicative of these trends.

Where luxury home prices are stalling

Salt Lake City, UT

A luxury home for sale in Salt Lake City, UT

(Realtor.co,)

Luxury home price in December 2022: $1.15 million-plus
Change from 3-year price peak: -28.1%

Salt Lake City became a pandemic destination for urbanites leaving more expensive, coastal population hubs, and the area’s luxury market shows it: Salt Lake City saw the highest highs of any metro on the list. Luxury home prices hit 52% year-over-year price growth in January 2021.

But the area’s meteoric price gains were destined to reverse, and just one year later, in January 2022, they were wiped out, with prices down 24%. That’s led to some sellers cutting prices.

This enormous six-bedroom home in Holladay, a small town in the Salt Lake City metro next to the Wasatch National Forest, had been listed for $1.65 million. After sitting on the market for several weeks, it was recently marked down by $150,000.

Sacramento, CA

A row of newly built townhouses in the Sacramento, CA area.

(Getty Images)

Luxury home price in December 2022: $1.35 million-plus
Change from 3-year price peak: -18.2%

Sacramento was another high-demand market during the pandemic, drawing buyers from the San Francisco Bay Area, as lots of people with newfound flexibility for where they could work looked for less expensive areas with more spacious homes.

The Sacramento luxury market tracked closely to the national trend, with 38% year-over-year price growth in January 2021.

“People came in with a lot of money down,” says Tom Gonsalves, the broker and CEO of Gonsalves Real Estate Properties, in Sacramento. “They came from other cities with higher prices.”

But in September of the same year, those luxury homes were losing value.

Gonsalves says there’s still plenty of activity in Sacramentos’ luxury segment, but he’s seen homes that were bought and sold near $2 million at the peak of the pandemic pump now priced closer to $1.5 million.

Now, luxury home prices are 18% below that peak.

This large four-bedroom home near Folsom Lake is now priced at $1.5 million, down nearly $200,000 from the initial listing price.

Houston, TX

A luxury suburban residential community in Houston, TX.

(Getty Images)

Luxury home price in December 2022: $799,000-plus
Change from 3-year price peak: -18.1%

In Houston, luxury home prices didn’t rise as high as in Salt Lake City or Sacramento. But after prices ramped up in 2020 and the first half of 2021, hitting almost 30% year-over-year increases, listings have been priced below where they had been the year before since September 2021.

Greg Nino, a Realtor® with Re/Max Compass in Houston, says he’s not surprised to see higher-end homes stalled in the area.

“We’ve always said here that we don’t have a lot of [home] appreciation, but we don’t have big slumps either,” Nino says. So it’s expected that the demand-driven price increases of the pandemic are followed by a downturn.

Nino says he sees buyers taking more time—and being more cautious—making a luxury purchase.

“If someone is looking at a million-dollar home and it’s more than 20 years old, I ask if they have $200,000 or $300,000 for pipes or foundation work,” Nino says, noting that flood damage eventually affects a lot of the homes in the area.

That conversation wasn’t even happening in 2021, as multiple offers for every home were the norm, and prices shot up to what buyers were willing to stomach.

For a lot of upper-echelon buyers, he says, the frenzy of pandemic-driven demand has died down, and they are becoming more thoughtful.

Where starter home prices are rising fastest

Nashville, TN

Nashville, TN

(Getty Images)

Starter-home price in December 2022: $349,900
Year-over-year price change: +10.8%
3-year price change: +43.7%

Nashville starter home prices have been higher than the national average, and they’ve been rising faster than in other housing markets since the middle of 2022. The city was one of the hottest real estate markets in the nation even before the pandemic.

“Nashville has honestly been an underpriced market for a long time,” says Brian Copeland, a Realtor at Doorbell Real Estate in Nashville. “People would come here and be shocked at three-bedroom homes for under $200,000.”

But Copeland says that in Nashville, lots are expensive, meaning new suburban construction is often geared toward higher-priced buyers. Where there are more multifamily homes, the price points are as high or higher than traditional standalone starter homes.

“Yes, Nashville is more expensive than it was 10 years ago, and it’s going to be more expensive 10 years from now,” Copeland says. “But it’s still relatively affordable.”

At the end of 2022, starter home prices in Nashville were up almost 11% compared with the year before, when Nashville’s median listing price growth was about half that.

For $350,000, a starter-home buyer in Nashville can get an 800 square-foot, two-bedroom home near Tennessee State University.

San Diego, CA

San Diego, CA

(Getty Images)

Starter-home price in December 2022: $678,470
Year-over-year price change: +13.5%
3-year price change: +29.9%

Housing prices, of course, are relative—which is why San Diego has the most expensive starter homes on the list, at more than a half-million dollars.

“There’s no such thing as a starter home in San Diego anymore,” says Norm Miller, a professor emeritus at the University of San Diego’s School of Business. “They say here that you buy your third home first, because the prices are so high now.”

With mortgage rates above where they’ve been for the past several years, Miller says, the supply of San Diego’s starter homes will probably stay quite limited, as the homeowners who stretched their budgets to get into them see that selling and buying something different would mean paying more for the same home, because of the elevated interest rates, or paying the same for less home, for the same reason.

“If you have a mortgage below 4%, you have absolutely no incentive to sell and go get a 6% rate,” he says. “Why take on a higher cost of ownership than you need to? So that’s going to keep supply down.”

That limited supply adds up: A San Diego starter home costs nearly $90,000 more than it did one year ago.

A 1,000-square-foot, two-bedroom condo in a posh downtown San Diego high-rise will cost around $675,000.

Houston, TX

(Getty Images)

Starter-home price in December 2022: $255,200
Year-over-year price change: +4.5%
3-year price change: +25.3%

Yes, you’re reading it right: Houston is a bellwether market in both luxury and entry-level homes.

Like its luxury segment, Houston’s starter home listing prices track with the national trend, continuing to rise through the end of 2022 at a faster pace than other segments in the market.

Houston’s starter homes are less expensive than in other areas on the list, and price growth isn’t as high as in Nashville or San Diego. But with prices rising about 4.5% annually, that’s still higher than the 3% to 4% home appreciation that was the norm before the pandemic.

And it’s squeezing buyers who have to swallow the huge price increases of the past few years, plus higher mortgage rates, rents, and inflation.

For $236,000, you can get this classic 1,500-square-foot, two-bedroom house in Houston’s East End neighborhood that’s walking distance to Buffalo Bayou.

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“,”required”: true,”value” : 1,},”down_payment_notice_html” : {“type”: “html”,”content” : “

Without military experience most loans require at least 3% down.

“},”property_search” : {“label” : “Where are you looking to buy?”,”description” : “City or Zip Code”,”type”: “text”,”invalidMsg”: “Please enter a valid location.”,”placeholder” : “City or Zip Code”,”attr”: “autocomplete=”off” aria-describedby=”init_prop_search_instr” aria-owns=”prop_search_results” aria-expanded=”false” aria-autocomplete=”both” aria-activedescendant=”””},”property_zip” : {“type”: “hidden”},”property_city” : {“type”: “hidden”},”property_state” : {“type” : “hidden”,”required” : true,”invalidMsg”: “Please enter a valid US location.”},”property_state_select” : {“label”: “Where will you be living?”,”type” : “select”,”required” : true,”attr”: “autocomplete=”fmcty_off””,”placeholder” : “Select the property location…”,”onChange” : “setPropertyState”,”options” : [[ “AL” , “Alabama” ],[ “AK” , “Alaska” ],[ “AZ” , “Arizona” ],[ “AR” , “Arkansas” ],[ “CA” , “California” ],[ “CO” , “Colorado” ],[ “CT” , “Connecticut” ],[ “DE” , “Delaware” ],[ “DC” , “District of Columbia” ],[ “FL” , “Florida” ],[ “GA” , “Georgia” ],[ “HI” , “Hawaii” ],[ “ID” , “Idaho” ],[ “IL” , “Illinois” ],[ “IN” , “Indiana” ],[ “IA” , “Iowa” ],[ “KS” , “Kansas” ],[ “KY” , “Kentucky” ],[ “LA” , “Louisiana” ],[ “ME” , “Maine” ],[ “MD” , “Maryland” ],[ “MA” , “Massachusetts” ],[ “MI” , “Michigan” ],[ “MN” , “Minnesota” ],[ “MS” , “Mississippi” ],[ “MO” , “Missouri” ],[ “MT” , “Montana” ],[ “NE” , “Nebraska” ],[ “NV” , “Nevada” ],[ “NH” , “New Hampshire” ],[ “NJ” , “New Jersey” ],[ “NM” , “New Mexico” ],[ “NY” , “New York” ],[ “NC” , “North Carolina” ],[ “ND” , “North Dakota” ],[ “OH” , “Ohio” ],[ “OK” , “Oklahoma” ],[ “OR” , “Oregon” ],[ “PA” , “Pennsylvania” ],[ “RI” , “Rhode Island” ],[ “SC” , “South Carolina” ],[ “SD” , “South Dakota” ],[ “TN” , “Tennessee” ],[ “TX” , “Texas” ],[ “UT” , “Utah” ],[ “VT” , “Vermont” ],[ “VA” , “Virginia” ],[ “WA” , “Washington” ],[ “WV” , “West Virginia” ],[ “WI” , “Wisconsin” ],[ “WY” , “Wyoming” ]],”disabledOptions” : false},”state_unavailable_notice” : {“type”: “hidden”,”required”: true},”state_unavailable_notice_html” : {“type”: “html”,”content” : “

New York Homebuyers:

Due to state regulations, we are not able to accept home loan inquiries for New York properties on this site. If you are interested in a property in another area, you may hit Back and enter a different location.

“},”when_loan” : {“label”: “When are you planning to make your home purchase?”,”type” : “radio”,”required” : true,”placeholder” : “Select your timeframe…”,”options” : [[ “signed purchase agreement” , “Immediately: Signed a Purchase Agreement” ],[ “offer pending” , “ASAP: Found a House/Offer Pending” ],[ “within a month” , “Within 30 Days” ],[ “2 to 3 months” , “2 – 3 Months” ],[ “3 to 6 months” , “3 – 6 Months” ],[ “over 6 months” , “6+ Months” ],[ “no time frame” , “No Time Frame/Still Researching Options” ]]},”preventing_loan” : {“label”: “What prevents you from buying your new home today?”,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[ “credit” , “My credit rating is too low” ],[ “income” , “My income is too low” ],[ “under_lease” , “I am locked in a rent/lease” ],[ “new_city” , “I am transferring to a new location” ],[ “still_looking” , “I haven’t found a home yet”],[ “other” , “Other” ]]},”property_value” : {“label”: “What is your price range?”,”description”: “(An estimate is fine)”,”type” : “radio”,”required” : true,”options” : [[ “90000”, “under $100,000” ],[ “150000” , “$100,000 – $150,000” ],[ “200000” , “$150,000 – $200,000” ],[ “250000” , “$200,000 – $250,000” ],[ “300000” , “$250,000 – $300,000” ],[ “350000” , “$300,000 – $350,000” ],[ “400000” , “$350,000 – $400,000” ],[ “400001” , “$400,000 or more” ],[ “150001” , “I don’t know”]],”onChange” : “calculateDownPayment”,},”home_value” : {“label”: “What is the value of your home?”,”description”: “(An estimate is fine)”,”type” : “currency”,”required” : true,”attr”: “size=”11″ maxlength=”11″ pattern=”[0-9]*””,”invalidMsg”: “Please enter a valid dollar amount.”,”onChange”: “calcRefiLtv”,},”down_payment” : {“label”: “How much of a down payment would you like to make?”,”description”: “”,”type” : “radio”,”required” : true,”options” : [[ “0” , “0%” ],[ “3.5” , “3.5%” ],[ “5” , “5%” ],[ “10” , “10%” ],[ “15” , “15%” ],[ “20” , “20%” ],[ “21” , “More than 20%” ]]},”credit_rating” : {“label”: “What is your current credit score?”,”description” : “”,”type” : “radio”,”required” : true,”options” : [[“Excellent” , “Excellent (720+)”],[“Good” , “Good (680-719)”],[“Fair” , “Fair (640-679)”],[“Below Average” , “Below Average (620-639)”],[“Poor” , “Poor (Below 620)”],[“unknown” , “I don’t know”]],},”current_rate” : {“label”: “What is your current mortgage interest rate?”,”type” : “select”,”required” : true,”placeholder” : “Select your current interest rate…”,”options” : [[ “2.99” , “under 3%” ],[ “3” , “3%” ],[ “3.125” , “3.125%” ],[ “3.25” , “3.25%” ],[ “3.375” , “3.375%” ],[ “3.5” , “3.5%” ],[ “3.625” , “3.625%” ],[ “3.75” , “3.75%” ],[ “3.875” , “3.875%” ],[ “4” , “4%” ],[ “4.125” , “4.125%” ],[ “4.25” , “4.25%” ],[ “4.375” , “4.375%” ],[ “4.5” , “4.5%” ],[ “4.625” , “4.625%” ],[ “4.75” , “4.75%” ],[ “4.875” , “4.875%” ],[ “5” , “5%” ],[ “5.125” , “5.125%” ],[ “5.25” , “5.25%” ],[ “5.375” , “5.375%” ],[ “5.5” , “5.5%” ],[ “5.625” , “5.625%” ],[ “5.75” , “5.75%” ],[ “5.875” , “5.875%” ],[ “6” , “6%” ],[ “6.125” , “6.125%” ],[ “6.25” , “6.25%” ],[ “6.375” , “6.375%” ],[ “6.5” , “6.5%” ],[ “6.625” , “6.625%” ],[ “6.75” , “6.75%” ],[ “6.875” , “6.875%” ],[ “7” , “7%” ],[ “7.125” , “7.125%” ],[ “7.25” , “7.25%” ],[ “7.375” , “7.375%” ],[ “7.5” , “7.5%” ],[ “7.625” , “7.625%” ],[ “7.75” , “7.75%” ],[ “7.875” , “7.875%” ],[ “8” , “8%” ],[ “8.125” , “8.125%” ],[ “8.25” , “8.25%” ],[ “8.375” , “8.375%” ],[ “8.5” , “8.5%” ],[ “8.625” , “8.625%” ],[ “8.75” , “8.75%” ],[ “8.875” , “8.875%” ],[ “9” , “9%” ],[ “9.125” , “9.125%” ],[ “9.25” , “9.25%” ],[ “9.375” , “9.375%” ],[ “9.5” , “9.5%” ],[ “9.625” , “9.625%” ],[ “9.75” , “9.75%” ],[ “9.875” , “9.875%” ],[ “10” , “10%” ],[ “10.01” , “over 10%” ],[ “5.01” , “I don’t know” ]]},”balance” : {“label”: “How much do you currently owe on your home mortgage?”,”type” : “currency”,”required” : true,”attr”: “size=”11″ maxlength=”11″ pattern=”[0-9]*””,”invalidMsg”: “Please enter a valid dollar amount.”,”onChange”: “calcRefiLtv”,},”refi_ltv” : {“type”: “hidden”,”onChange”: “calcRefiTotalLoanAmount”},”refi_total_loan_amount” : {“type”: “hidden”},”refi_ltv_message” : {“type”: “hidden”,”label” : “

Based on the information provided, your loan-to-value ratio is too high for a Cash-Out refinance with Veterans United.
Learn more about VA Cash-Out Refinancing

Would you still like to see if we can lower your interest rate?

“,”required”: true,”value” : 1},”ny_opq_message” : {“type”: “hidden”,”label” : “

Thank you for coming to Veterans United Home Loans! To continue your home loan request, please continue to our secure, online mortgage preapproval system.

Get Preapproved Online →“,”required”: true,”value” : 1,},”tx_cashout_message” : {“type”: “radio”,”label” : “

Due to state restrictions, we do not offer cash-out or debt consolidation refinances in the state of Texas.

Would you still like to see if we can lower your interest rate?

“,”required”: true,”class” : “field-stacked”,”options” : [[ “1” , “Yes, continue” ],],”onChange” : “txCashout”},”currentva” : {“label”: “Do you currently have a VA Loan?”,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[ “yes” , “Yes, I currently have a VA loan” ],[ “no” , “No, I do not currently have a VA Loan” ]]},”property_type” : {“label”: “What type of property are you buying?”,”type” : “radio”,”required” : true,”options” : [[ “single” , “Single-Family Home” ],[ “condominium” , “Condominium” ],[ “townhome” , “Town Home” ],[ “multifamily” , “Multi-Family” ],[ “manufactured” , “Mobile / Manufactured” ],[ “new construction” , “New Construction” ],[ “other” , “Other” ]]},”manufactured_own” : {“label”: “Will you own or rent the land your home is on?”,”description” : “Your lender will use this information to determine what kind of loan is right for you.”,”type” : “radio”,”required” : true,”options” : [[ “own” , “Own” ],[ “rent” , “Rent” ]]},”property_use” : {“label”: “How will this property be used?”,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[ “primary” , “Primary Residence” ],[ “secondary” , “Secondary / Vacation Home” ],[ “investment” , “Investment Property” ],[ “other” , “Other” ]]},”living_situation” : {“label”: “Do you currently own a home?”,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[ “own” , “Yes, I currently own a home” ],[ “rent” , “No, I am currently renting” ],[ “other” , “No, I have other living arrangements” ]]},”email” : {“label” : “What is your email address?”,”description” : “”,”type”: “email”,”required”: true,”placeholder” : “email@example.com”,”invalidMsg”: “Please enter a valid email address.”,”doNotTrack”: true},”name_label” : {“type”: “html”,”content” : “

What is your name?

“},”first_name” : {“label” : “First Name:”,”type”: “text”,”required”: true,”placeholder” : “First”,”invalidMsg”: “Please enter your first name.”,”doNotTrack”: true},”last_name” : {“label” : “Last Name:”,”type”: “text”,”required”: true,”placeholder” : “Last”,”invalidMsg”: “Please enter your last name.”,”doNotTrack”: true},”address_label” : {“type”: “html”,”content” : “

What is your current street address and ZIP?

“},”address” : {“label” : “Street Address:”,”description” : “”,”type”: “text”,”required”: true,”placeholder” : “Street Address”,”invalidMsg”: “Please provide your current street address.”,”doNotTrack”: true},”zip” : {“label” : “ZIP Code:”,”type”: “text”,”required”: true,”placeholder” : “ZIP Code”,”attr”: “size=”5″ maxlength=”5″ pattern=”[0-9]*””,”invalidMsg”: “Please enter a valid 5-digit ZIP code.”},”time_at_current_address” : {“label”: “How long have you lived at this address?”,”type” : “radio”,”required” : true,”placeholder” : “Select a timeframe…”,”class” : “field-stacked”,”options” : [[ “less than 1 year” , “Less than 1 year” ],[ “1 to 2 years” , “1 – 2 Years” ],[ “2 to 5 years” , “2 – 5 Years” ],[ “over 5 years” , “5+ Years” ]]},”phone_full” : {“label” : “What is your phone number?”,”description” : “”,”type”: “tel”,”required”: true,”placeholder” : “(    )     -“,”invalidMsg”: “Please enter a valid phone number.”,”doNotTrack”: true},”vuhlagree_preamble” : {“type”: “html”,”content” : “

By submitting, I acknowledge, consent and agree to the terms listed below.

“},”vuhlagree” : {“type”: “html”,”content” : “By submitting, I agree to receive calls or texts at this number from Veterans United Home Loans, its affiliates, and lenders, agents and home-services providers about real estate matters or promotional offers from partners, even if they use anautodialer and even if I am on a Do Not Call List. I agree to accept delivery of documents electronically; I agree to the privacy policy and terms. I may receive service without this consent by contacting Veterans United.”},”vuhlagree_checkbox” : {“type”: “checkbox”,”value” : 1,”required”: true,”invalidMsg”: “Check the box above to continue online. You may alternatively call us at 1-800-884-5560 to move ahead.”,”label” : “I agree to receive calls or texts at this number from Veterans United Home Loans, its affiliates, and lenders, agents and home-services providers about real estate matters or promotional offers from partners, even if they use an autodialer and even if I am on a Do Not Call List. I agree to accept delivery of documents electronically; I agree to the privacy policy and terms. I may receive service without this consent bycontacting Veterans United.”},”opq” : {“label”: “You’re almost there! How would you like to proceed?”,”type” : “radio”,”required” : true,”invalidMsg”: “Please tell us how you would like to proceed.”,”options” : [[ “no” , “Request a Call” ],[ “yes” , “Continue Online” ]]},”secure_label” : {“type” : “html”,”content” : “SECURE FIELD: Protected by 256-bit SSL Encryption”},”gross_income” : {“label”: “How much do you currently owe on your home mortgage?”,”type” : “radio”,”required” : true,”options” : [[ “90000”, “under $100,000” ],[ “150000” , “$100,000 – $150,000” ],[ “200000” , “$150,000 – $200,000” ],[ “250000” , “$200,000 – $250,000” ],[ “300000” , “$250,000 – $300,000” ],[ “350000” , “$300,000 – $350,000” ],[ “400000” , “$350,000 – $400,000” ],[ “400001” , “$400,000 or more” ],[ “150001” , “I don’t know”]]},”gross_income” : {“label”: “What is your household gross (before taxes) annual income?”,”type” : “radio”,”required” : true,”placeholder” : “Select your gross household income…”,”invalidMsg”: “Please select the total gross (before taxes) annual income for your household.”,”options” : [[ ‘30000’ , ‘Less than $30,000’ ],[ ‘50000’ , ‘$30,000 – $50,000’ ],[ ‘75000’ , ‘$50,000 – $75,000’ ],[ ‘100000’, ‘$75,000 – $100,000’ ],[ ‘100001’, ‘Greater than $100,000’ ]]},”bankruptcy” : {“label”: “Have you declared bankruptcy in the past 2 years?”,”type” : “radio”,”required” : true,”placeholder” : “Select a response…”,”invalidMsg”: “Please select your bankruptcy status.”,”class” : “field-stacked”,”options” : [[ ‘Never’ , ‘No’ ],[ ‘Currently’ , ‘Yes’ ]]},”occupational_status” : {“label”: “What is your current employment status?”,”type” : “radio”,”required” : true,”placeholder” : “Select your employment status…”,”invalidMsg”: “Please select your current employment status.”,”class” : “field-stacked”,”options” : [[‘Employed’, ‘Employed’],[‘Self-Employed’ , ‘Self-Employed / 1099 Independent Contractor’],[‘Retired’ , ‘Retired’],[‘Not-Employed’, ‘Not Employed’]]},”occupational_industry” : {“label”: “In which industry are you employed?”,”type” : “radio”,”required” : true,”placeholder” : “Select your employment industry…”,”invalidMsg”: “Please select your current employment industry.”,”options” : [[‘Agriculture’, ‘Agriculture’],[‘Construction’ , ‘Construction’],[‘Education’, ‘Education’ ],[‘Engineering’, ‘Engineering’ ],[‘Hospitality’, ‘Food & Hospitality’ ],[‘Finance’, ‘Finance’ ],[‘Healthcare’ , ‘Healthcare’ ],[‘IT’ , ‘Information Technology’ ],[‘LawEnforcementPublicSafety’, ‘Law Enforcement / Safety’ ],[‘Transportation’, ‘Transportation / Logistics’ ],[‘Other’, ‘Other’]]},”marital_status” : {“label”: “What is your current marital status?”,”type” : “radio”,”required” : true,”placeholder” : “Select your marital status…”,”invalidMsg”: “Please select your current marital status.”,”options” : [[‘Married’ , ‘Married’],[‘Unmarried’ , ‘Unmarried’],[‘Legally Separated’ , ‘Legally Separated’],[‘Widowed’, ‘Widowed’],[‘Other’, ‘Other’],[‘unknown’, ‘I’d rather not say’]]},”has_real_estate_agent” : {“label”: “Are you currently working with a real estate agent?”,”type” : “radio”,”required” : true,”placeholder” : “Select a response…”,”invalidMsg”: “Please select a response.”,”class” : “field-stacked”,”options” : [[‘no’, ‘No, I do not have an agent’],[‘yes’ , ‘Yes, I have an agent’]]},”wants_real_estate_agent” : {“label”: “Do you need a real estate agent?”,”type” : “radio”,”required” : true,”description” : “Earn up to $1,875* credit at closing when you also work with a Veterans United Realty network agent!”,”invalidMsg”: “Please select a response.”,”class” : “field-stacked”,”options” : [[‘yes’ , ‘Yes, I need an agent (Recommended)’],[‘no’, ‘No, I already have an agent’],[‘na’, ‘Skip this question’]]},”vur_offer_disclaimer” : {“label”: “*Credit amounts vary based on factors including loan amount, restrictions apply.”,”type” : “hidden”},”cash_out” : {“label” : “Would you like to use your home’s equity to borrow additional cash?”,”type”: “radio”,”required”: true,”options” :[[ “yes” , “Yes” ],[ “no”, “No” ]]},”cash_out_amount” : {“label” : “How much additional cash would you like to take out?”,”description” : “You may be able to take out as much as $325,000.”,”type”: “number_slider”,”required”: true,”mask”: “number”,”attr”: “size=”11″ maxlength=”11″ pattern=”[0-9]*””,”min” : “0”,”max” : 325000,”step”: 500,”value” : “0”,”onChange”: “calcRefiTotalLoanAmount”},”first_time” : {“label” : “Is this your first time buying a home?”,”type”: “radio”,”required”: true,”class” : “field-stacked”,”options” :[[ “yes” , “Yes” ],[ “no”, “No” ]]},”sell_before_purchase” : {“label” : “Do you plan to sell your current home when purchasing a new one?”,”type”: “radio”,”required”: true,”class” : “field-stacked”,”options” :[[ “yes” , “Yes” ],[ “no”, “No” ]]},”renting_end_date_label” : {“type”: “html”,”content” : “

When does your lease end?

“},”renting_end_date_month” : {“label” : “Month:”,”type”: “select”,”required”: true,”placeholder” : “Month”,”invalidMsg”: “Please select a month.”,”options” :[[ “01” , “01 – January” ],[ “02” , “02 – February” ],[ “03” , “03 – March” ],[ “04” , “04 – April” ],[ “05” , “05 – May” ],[ “06” , “06 – June” ],[ “07” , “07 – July” ],[ “08” , “08 – August” ],[ “09” , “09 – September” ],[ “10” , “10 – October” ],[ “11” , “11 – November” ],[ “12” , “12 – December” ],[ “99” , “Other / No End Date” ]]},”renting_end_date_year” : {“label” : “Year:”,”type”: “select”,”required”: true,”placeholder” : “Year”,”invalidMsg”: “Please select a valid date in the future.”,”options” :[[ “2023” , “2023” ],[ “2024” , “2024” ],[ “2025” , “2025” ],[ “2026” , “2026” ],[ “2027” , “2027” ],[ “2028” , “2028+” ],[ “9999” , “Other / No End Date” ]]},”current_rent_amount” : {“label”: “What is your current monthly rent payment?”,”type” : “currency”,”placeholder” : “”,”required” : true,”attr”: “size=”9″ maxlength=”9″ pattern=”[0-9]*””,”invalidMsg”: “Please enter a valid dollar amount.”,},”desired_payment” : {“label” : “What is your desired monthly payment?”,”description” : “Enter a monthly payment, including taxes and insurance, that feels comfortable in your budget. An estimate is fine.”,”type”: “currency”,”required”: true,”placeholder” : “”,”invalidMsg”: “Please enter a valid dollar amount.”,”attr”: “size=”9″ maxlength=”9″ pattern=”[0-9]*””,},”twilio_phone” : {“label” : “What is your phone number?”,”type”: “tel”,”required”: true,”placeholder” : “(    )     -“,”invalidMsg”: “Please enter a valid phone number.”,”doNotTrack”: true,},”phone_resend_label” : {“type”: “html”,”content” : “Didn’t get a code?”},”phone_resend_text” : {“label” : “”,”type”: “radio”,”class” : “inline-link”,”required”: false,”options” : [[ “text” , “Resend code” ],],”onChange”: “resendCodeText”,},”phone_resend_call” : {“label” : “”,”type”: “radio”,”class” : “inline-link”,”required”: false,”options” : [[ “call” , “Call me with a code” ],],”onChange”: “resendCodeCall”,},”phone_verify_code” : {“label” : “Verification Code”,”description” : “Please enter the 4-digit code that was sent to you.”,”type”: “text”,”attr”: “inputmode=”numeric” autocomplete=”one-time-code” maxlength=”4″ pattern=”[0-9]*””,”required”: true,”placeholder” : ‘0000’,”invalidMsg”: “Please enter the code sent.”,},”previous_customer” : {“label” : “Have you closed a loan with Veterans United before?”,”type”: “radio”,”required”: true,”class” : “field-stacked”,”options” :[[ “yes” , “Yes” ],[ “no” , “No” ],]},”vu_referrer” : {“label” : “How did you hear about Veterans United?”,”type”: “radio”,”required”: true,”options” :[[ “friend or family” , “Friend or Family Member” ],[ “real estate agent” , “Real Estate Agent” ],[ “builder” , “My Builder” ],[ “internet search” , “Internet Search” ],[ “online ad” , “Online Advertisement” ],[ “tv or radio” , “TV or Radio Ad” ],[ “direct mail” , “Direct Mail” ],[ “other” , “Other” ]]},”disability_rating” : {“label”: “Do you have a disability rating of 10% or higher from the VA?”,”description” : “Your disability rating may exempt you from the VA Funding Fee, a governmental fee applied to every VA purchase and refinance loan. This fee goes directly to the Department of Veterans Affairs.“,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[ “yes” , “Yes” ],[ “no” , “No” ],[ “unknown” , “I’d rather not say” ]]},”disability_income” : {“label”: “Are you currently receiving VA Disability Income?”,”description” : “Your receipt of VA disability income may help us determine other benefits of your VA loan.”,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[ “yes” , “Yes” ],[ “no” , “No” ],[ “unknown” , “I’d rather not say” ]]},”current_loan_type” : {“label” : “What type of loan is your current mortgage?”,”type” : “radio”,”required” : true,”options” : [[“Conventional” , “Conventional”],[“VA” , “VA”],[“FHA” , “FHA”],[“USDA” , “USDA”],[“none” , “No current mortgage”],[“unknown” , “I don’t know”]]},”previous_va_loan” : {“label” : “Have you ever used a VA Loan before?”,”type” : “radio”,”required” : true,”class” : “field-stacked”,”options” : [[“yes” , “Yes”],[“no” , “No”]]},”paddio” : {“label” : 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Maximum cashout amount based on the home value and mortgage balance information you supplied. Not guaranteed until locked in by your Loan Officer.

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is_civilian && has_disability_income”,”target”: “disability_rating”,”action”: “show”,”else”: “hide”},”toggle_military_status” : {“condition” : “! is_civilian && ! is_spouse && ! is_other_va_eligible”,”target” : “military_status”,”action”: “show”,”else”: “hide”},”toggle_currently_overseas” : {“condition” : “is_active_duty && ! is_civilian && ! is_spouse && ! is_other_va_eligible”,”target” : “currently_overseas”,”action”: “show”,”else”: “hide”},”toggle_pcs” : {“condition” : “is_purchase && is_active_duty && ! is_civilian && ! is_spouse && ! is_other_va_eligible”,”target” : “pcs”,”action”: “show”,”else”: “hide”},”toggle_military_type” : {“condition” : “! is_civilian && ! is_spouse && ! is_other_va_eligible”,”target” : “military_type”,”action”: “show”,”else”: “hide”},”toggle_property_type_construction” : {“condition” : “is_refinance”,”target” : “property_type”,”action”: {“disabledOptions” : [“new construction”]},”else”: {“disabledOptions” : [“other”]}},”toggle_living_situation” : {“condition” : “is_purchase”,”target” : “living_situation”,”action” : “show”,”else” : “hide”},”toggle_opq_version” : {“condition” : “random_under_80″,”target” : “opq_version”,”action” : {“value” : “manual”},”else” : {“value” : “auto”},},”toggle_opq_worthy” : {“condition” : “! property_in_territory && ! ( is_refinance && ( has_bankruptcy || is_manufactured_home || ! refi_amount_greater_than_15000 || ( property_state_is_TX && ( is_refi_cashout || is_refi_consolidation ) ) ) )”,”target” : “opq_worthy”,”action” : {“value” : “1”},”else” : {“value” : “0”}},”toggle_ny_opq_message” : {“condition” : “property_state_is_NY”,”target”: “ny_opq_message”,”action”: “show”,”else”: “hide”},},”validation” : {“zip” : {“operator” : “regex”,”value” : “^\d{5}$”},”phone_full” : {“operator” : “regex”,”value” : “^[23456789]\d{9}$”},”renting_end_date_year” : {“operator” : “fn”,”value” : “validateRentingEndDate”},”twilio_phone” : {“operator” : “ajax”,”value” : “validatePhone”},”phone_verify_code” : {“operator” : “ajax”,”value” : “validateCode”},}},”nextText” : “Continue”,”submitText” : “Next”,”submitUrl” : “https://www.veteransunited.com/backend.php”,”submitFn” : “submitFn”,”autoFocus” : true,};window.mrcFormConfig.order[0].after = $(‘.proof-v2’);$(document).ready(function(){var mrcForm = $(‘#v4_lp’);Fmcty.fn.launchWindow = function(url,opts) {var width = 600,height = 400;if (opts && opts.width) {width = opts.width;}if (opts && opts.height) {height = opts.height;}var left = (screen.width / 2) – (width / 2),top = (screen.height / 2) – (height / 2);if (opts && opts.top) {top = opts.top;}if (opts && opts.left) {left = opts.left;}var fmctyNewWindow = window.open(url, “, ‘menubar=no,toolbar=no,resizable=yes,scrollbars=yes,height=’ + height + ‘,width=’ + width + ‘,top=’ + top + ‘,left=’ + left);if (window.focus) {fmctyNewWindow.focus()}return false;};mrcForm.on(‘fmcty:ready’,function(data){$(this).addClass(‘fmcty-ready’);});Fmcty.fn.calculateDownPayment = function(data){var values=data.values;$(‘input[name=”down_payment”] + label’).each(function () {var label = $(this),input = $(‘#’ + label.attr(‘for’)),percent = input.val();if (percent > 0 && percent =400001) {var range1 = Math.round(400000 * percent / 100);range1 = range1.toString().replace(/B(?=(d{3})+(?!d))/g, “,”);var range = ” ($” + range1 + ” + )”;} else if(values.property_value != 150001) {var range1 = Math.round(parseInt(values.property_value) * percent / 100);var range2 = Math.round((parseInt(values.property_value) + 50000) * percent / 100);range1 = range1.toString().replace(/B(?=(d{3})+(?!d))/g, “,”);range2 = range2.toString().replace(/B(?=(d{3})+(?!d))/g, “,”);var range = ” ($” + range1 + ” – $” + range2 + “)”;} else {var range = “;};percent = percent + “%”;label.html(percent + ” ” + range + “”);} else {label.text(percent + “%”);}}});};Fmcty.fn.validateCode = function(data){var form_id = data.form_id,codeValue = data.value,phoneValue= Fmcty[form_id].verifiedPhone,carrierType = Fmcty[form_id].verifiedCarrierType;if(carrierType == “mobile”) {var ajaxUrl = “/ajax/twilio_check_verify.php?verify_method=sms&code=” + codeValue + “&phone=” + phoneValue;} else if(carrierType == “landline”) {var ajaxUrl = “/ajax/twilio_check_verify.php?verify_method=call&code=” + codeValue + “&phone=” + phoneValue;}$.ajax({url: ajaxUrl,dataType: ‘json’,success: function(res){if (res.success) {data.input.valid();Fmcty[form_id].submit(false);} else {data.input.validationText = “Incorrect Verification Code”;data.input.invalid();}},error: function (res){}});setTimeout(function() {data.input.valid();data.input.closest(‘.fmcty-section’).removeClass(‘fmcty-section-waiting’);},1);};Fmcty.fn.sendVerification = function(data){var form_id = data.form_id,carrierType = Fmcty[form_id].verifiedCarrierType,phoneValue = Fmcty[form_id].verifiedPhone,currentSlide = $(‘#’+form_id+’ .fmcty-section-active’).data(‘fmcty-section’);if(Fmcty[form_id].hasOwnProperty(‘verifiedPhone’) && currentSlide != “phone-verify”) {var resendType = data.value;if (carrierType === ‘mobile’ && resendType === ‘text’){var ajaxUrl = “/ajax/twilio_verify_send_code.php?verify_method=sms&phone=” + phoneValue;} else if (carrierType === ‘landline’ || resendType === ‘call’){var ajaxUrl = “/ajax/twilio_verify_send_code.php?verify_method=call&phone=” + phoneValue;};$.ajax({url: ajaxUrl,dataType: ‘json’,success: function(res){},error: function(res){data.input.invalid();},});} else {if (carrierType === ‘mobile’){var ajaxUrl = “/ajax/twilio_verify_send_code.php?verify_method=sms&phone=” + phoneValue;} else if (carrierType === ‘landline’){var ajaxUrl = “/ajax/twilio_verify_send_code.php?verify_method=call&phone=” + phoneValue;};$.ajax({url: ajaxUrl,dataType: ‘json’,success: function(res){data.input.valid();Fmcty[form_id].next(false);},error: function(res){data.input.invalid();},});};};Fmcty.fn.validatePhone = function(data) {var rx = new RegExp(‘^\d{10}$’),form_id = data.form_id,phoneValue = data.value;if (Fmcty[form_id].hasOwnProperty(‘verifiedPhone’) && Fmcty[form_id].verifiedPhone == phoneValue){setTimeout(function(){$(‘#’+form_id+’ .fmcty-section[data-fmcty-section=”phone-verify-code”]’).removeClass(‘fmcty-section-waiting’);},1);Fmcty[form_id].next(false);} else {if(rx.test(phoneValue) && ! Fmcty[form_id].phoneCheckInProgress){Fmcty[form_id].phoneCheckInProgress = true;$.ajax({url: “/ajax/twilio_phone_lookup.php?phone=” + phoneValue,dataType: ‘json’,success: function(res){if(res.carrier_type != ‘invalid’){Fmcty[form_id].verifiedCarrierType = res.carrier_type;Fmcty[form_id].verifiedPhone = phoneValue;data.form.find(‘input[name=”phone_full”]’).val(data.values.twilio_phone).trigger(‘change’);Fmcty.fn.sendVerification(data);} else {data.input.invalid();}data.input.closest(‘.fmcty-section’).removeClass(‘fmcty-section-waiting’);Fmcty[form_id].phoneCheckInProgress = false;},error: function(res){data.input.closest(‘.fmcty-section’).removeClass(‘fmcty-section-waiting’);data.input.invalid();}});} else {setTimeout(function() {data.input.closest(‘.fmcty-section’).removeClass(‘fmcty-section-waiting’);data.input.invalid();},1);}};};Fmcty.fn.resendCodeText = function(data) {Fmcty.fn.sendVerification(data);};Fmcty.fn.resendCodeCall = function(data) {Fmcty.fn.sendVerification(data);};Fmcty.fn.showOpq = function(Fmcty,input,values,result) {if (window.Fmcty.version && parseFloat(window.Fmcty.version) >= 2) { /* Fmcty 2.0 conversion */input = Fmcty.input;values = Fmcty.values;result = Fmcty.result;}$(input).closest(‘.fmcty-form’).find(‘.fmcty-section[data-fmcty-section=”phone”] .fmcty-submit’).html(‘Continue’);return false;};Fmcty.fn.hideOpq = function(Fmcty,input,values,result) {if (window.Fmcty.version && parseFloat(window.Fmcty.version) >= 2) { /* Fmcty 2.0 conversion */input = Fmcty.input;values = Fmcty.values;result = Fmcty.result;}$(input).closest(‘.fmcty-form’).find(‘.fmcty-section[data-fmcty-section=”phone”] .fmcty-submit’).html(‘Next’);return false;};Fmcty.fn.validateRentingEndDate = function(data) {var isValid = true,currMonth = 01,currYear= 2023;if (data.values) {if ( parseInt(data.values.renting_end_date_month) ‘).appendTo(prop_search.parent());}if ( ! autocomplete.length ) {autocomplete = $(‘

When autocomplete results are available use up and down arrows to review and enter to select.

‘).insertAfter(prop_search.parent().parent());}var autocomplete_results = autocomplete.find(‘.fmcty-autocomplete-results’);if (value.length ‘+autocomplete_item+’‘);}}location = result.data[0];section.find(‘#prop_search_aria_update’).text(result.data.length + ‘ location results’);section.removeClass(‘fmcty-section-waiting mrc-section-waiting’).addClass(‘mrc-zip-complete’);prop_search.closest(‘.fmcty-field’).addClass(‘fmcty-field-focused’);prop_search.attr(‘aria-expanded’, ‘true’);section.find(‘.fmcty-field-validation’).remove();location_display = “”;if (location.PLACENAME) {location_display += location.PLACENAME+”, “;prop_city.val(location.PLACENAME).trigger(‘change’);} else {prop_city.val(“).trigger(‘change’);}if (location.STATEABBV) {location_display += location.STATEABBV;prop_state.val(location.STATEABBV).trigger(‘change’);} else {prop_state.val(“).trigger(‘change’);}if (location.ZIPCODE) {prop_zip.val(location.ZIPCODE).trigger(‘change’);} else {prop_zip.val(“).trigger(‘change’);}if (location.type === “zip”) {location_display = location.ZIPCODE+”, ” + location_display;}var location_display_partial = location_display.slice(0, value.length),value_regex = new RegExp(value.replace(/[.-dws]+/g, ‘$&’), ‘i’),location_regex = new RegExp(location_display_partial.replace(/[.-dws]+/g, ‘$&’), ‘i’),location_result = location_regex.test(value_regex);if (location_result) {location_display = value + location_display.slice(value.length);} else {location_display = “”;}result_display.val(location_display);} else {section.removeClass(‘fmcty-section-waiting mrc-section-waiting’).removeClass(‘mrc-zip-complete’);prop_search.attr(‘aria-expanded’, ‘false’);section.find(‘#prop_search_aria_update’).text(“);prop_zip.val(“).trigger(‘change’);prop_city.val(“).trigger(‘change’);prop_state.val(“).trigger(‘change’);result_display.val(“);section.find(‘.fmcty-ajax-result-description’).remove();}},function(result) {if (result.statusText && result.statusText === “error”) {section.removeClass(‘fmcty-section-waiting mrc-section-waiting’).removeClass(‘mrc-zip-complete’);prop_search.attr(‘aria-expanded’, ‘false’);prop_state.val(‘fail’).trigger(‘change’);section.find(‘.fmcty-ajax-result-description’).remove();} else {prop_zip.val(“).trigger(‘change’);prop_city.val(“).trigger(‘change’);prop_state.val(“).trigger(‘change’);result_display.val(“);}});};Fmcty.fn.setPropertyState = function(Fmcty,input,value,values,event) {var form;if (window.Fmcty.version && parseFloat(window.Fmcty.version) >= 2) { /* Fmcty 2.0 conversion */form= Fmcty.form;value = Fmcty.value;} else {form = input.closest(‘.fmcty-form’);}form.find(‘input[name=”property_state”]’).val(value).trigger(‘change’);form.find(‘input[name=”property_city”]’).val(“).trigger(‘change’);};if (Fmcty.values) {var prop_search_val = “”;if (Fmcty.values.property_zip) {prop_search_val = Fmcty.values.property_zip;if (Fmcty.values.property_city) {prop_search_val += “, “;}}if (Fmcty.values.property_city) {prop_search_val += Fmcty.values.property_city;if (Fmcty.values.property_state) {prop_search_val += “, ” + Fmcty.values.property_state;}}Fmcty.values.property_search = prop_search_val;}Fmcty.fn.calcRefiLtv = function(data){Fmcty.fn.calcRefiTotalLoanAmount(data);if (!data.values.home_value || !data.values.balance || data.values.home_value == 0) {return;}var homeVal = parseInt(data.values.home_value),balance = parseInt(data.values.balance),ltv = Math.round(balance / homeVal * 100),cashOutMax = Math.round((homeVal * .9 ) – balance);if (cashOutMax > 325000){cashOutMax = 325000;} else if (cashOutMax cashOutMax) {data.form.find(‘[name=”cash_out_amount”]’).val(cashOutMax).trigger(‘change’);}data.form.find(‘[name=”refi_ltv”]’).val(ltv).trigger(‘change’);data.form.find(‘.fmcty_max_cash_out’).text(String(cashOutMax).replace(/(.)(?=(d{3})+$)/g,’$1,’));};Fmcty.fn.calcRefiTotalLoanAmount = function(data){var balance = parseInt(data.values.balance) || 0,cashout = parseInt(data.values.cash_out_amount) || 0;data.form.find(‘[name=”refi_total_loan_amount”]’).val(balance + cashout).trigger(‘change’);};Fmcty.fn.txCashout = function(data){data.form.find(‘input[name=”refi_reason”]’).prop(‘checked’,false).trigger(‘change’).filter(‘[value=”rate”]’).prop(‘checked’,true).trigger(‘change’);};Fmcty.fn.submitFn = function(data){var response = data;if (data.response) {response = data.response; /* Fmcty 2.0 conversion */}if (data.values) {Fmcty.fn.recordLeadFeed(data.values);}if (response && response.return_url) {window.location = response.return_url;}};Fmcty.fn.recordLeadFeed = function(values){if (values && values.first_name && values.property_city){var badNames = [“test”,”fuck”,”fucker”,”shit”,”bitch”,”nigger”,”no”,”none”];if(jQuery.inArray(values.first_name.toLowerCase(), badNames) === -1) {$.ajax({type: “POST”,url: “https://webhook.proofapi.com/cw/s8PWk6DsvxQ1kIlMHomPRJK4BRE2/-M78Glw6aeb1hgoWfTvm”,dataType: “json”,data: {“type” : “custom”,”first_name” : values.first_name,”email” : values.first_name+values.zip+Math.floor((Math.random() * 1000) + 1)+”@example.com”,”city”: values.property_city,”state”: values.property_state,”country”: “United States”,},success: function(response) {},error: function(response) {},});}}};Fmcty.fn.utf8_to_b64 = function( str ) {return window.btoa(unescape(encodeURIComponent( str )));};Fmcty.fn.createRngCookie = function(data){var cookieName = “rngFormData”;var lifetime =30;var value = Fmcty.fn.utf8_to_b64(JSON.stringify(data));Fmcty.fn.createCookie(cookieName,value,lifetime);};Fmcty.fn.saveRngFormValues = function(data){var values = data.values;var rngData = {};rngData.cookieTimeStamp = new Date();rngData.currentField = $(data.section).attr(‘data-fmcty-section’);$.each(values,function(key,value){if ($.inArray(key,Fmcty.rngFields) !== -1){rngData[key] = value;}});Fmcty.fn.createRngCookie(rngData);};Fmcty.fn.deleteRngValues = function() {var cookieName = “rngFormData”;Fmcty.fn.createCookie(cookieName,””,-1);};Fmcty.fn.createCookie = function(name,value,days) {if (days) {var date = new Date();date.setTime(date.getTime()+(days*24*60*60*1000));var expires = “; expires=”+date.toGMTString();}else var expires = “”;document.cookie = name+”=”+value+expires+”; path=/”;};Fmcty.fn.utf8_to_b64 = function( str ) {return window.btoa(unescape(encodeURIComponent( str )));};Fmcty.fn.createRldCookie = function(data){var cookieName = “rldFormData”;var lifetime =1;var value = Fmcty.fn.utf8_to_b64(JSON.stringify(data));Fmcty.fn.createCookie(cookieName,value,lifetime);};Fmcty.fn.saveRldFormValues = function(data){var values = data.values;var rldData = {};rldData.cookieTimeStamp = new Date();rldData.currentField = $(data.section).attr(‘data-fmcty-section’);$.each(values,function(key,value){if ($.inArray(key,Fmcty.rldFields) !== -1){rldData[key] = value;}});Fmcty.fn.createRldCookie(rldData);};Fmcty.fn.deleteRldValues = function() {var cookieName = “rldFormData”;Fmcty.fn.createCookie(cookieName,””,-1);};Fmcty.fn.createCookie = function(name,value,days) {if (days) {var date = new Date();date.setTime(date.getTime()+(days*24*60*60*1000));var expires = “; expires=”+date.toGMTString();}else var expires = “”;document.cookie = name+”=”+value+expires+”; path=/”;};Fmcty.fn.setBindings = function(form_var){form_var.on(“fmcty:next fmcty:prev”,function(e,data){var scrollTop = $(document).scrollTop(),formTop = $(‘#v4_lp’).offset().top;if ( scrollTop > formTop ) {$(“html, body”).animate({scrollTop:formTop},500)}});form_var.on(“fmcty:next”,function(e,data){var elem = data;if (data.section) {elem = data.section; /* Fmcty 2.0 conversion */}if (typeof ga !== ‘undefined’) {ga(‘vuhlga.send’, {hitType: ‘event’,eventCategory: ‘Formocity: #v4_lp’,eventAction: ‘Advance To Section’,eventLabel: $(elem).data(‘fmctySection’)});}});form_var.on(“fmcty:prev”,function(e,data){var elem = data;if (data.section) {elem = data.section; /* Fmcty 2.0 conversion */}if (typeof ga !== ‘undefined’) {ga(‘vuhlga.send’, {hitType: ‘event’,eventCategory: ‘Formocity: #v4_lp’,eventAction: ‘Back To Section’,eventLabel: $(elem).data(‘fmctySection’)});}});form_var.on(“fmcty:change”,function(e,data){if (window.dataLayer && data && data.input_name && ( data.input_name === “property_value” || data.input_name === “home_value” ) ) {var adValue = parseInt(data.value) / 1000;window.dataLayer.push({event : “adValue”,adValue : adValue});}});form_var.on(“fmcty:submit”,function(e,data){var values;if (data.values) {values = data.values;} else {values = data;}if (typeof ga !== ‘undefined’) {ga(‘vuhlga.send’, {hitType: ‘event’,eventCategory: ‘Formocity: #v4_lp’,eventAction: ‘Submit’,eventLabel: values.plc + ‘ ~ ‘ + values.purpose});}if (window.dataLayer) {if ( ! ( parseInt(values.property_value) ‘).prependTo(‘#v4_lp’);progWrapper = progBar.wrap(“).parent();progText = $(“).appendTo(progWrapper);});form_var.on(‘fmcty:progress_updated’,function(e,data){var progress = data;if (data.progress) {progress = data.progress; /* Fmcty 2.0 conversion */}if (progBar && progBar.length){var progressPct = (progress.currentStep)/progress.activeSteps*100;if (isNaN(progressPct) || progressPct 100) {progressPct = 100;}progBar.css(‘transform’, ‘translateX(-‘ + (100-progressPct) + ‘%)’);if (progress.completedSteps > 0) {progWrapper.addClass(‘fmcty-progress-bar-active’);}}});form_var.on(‘fmcty:section_complete’, function(e, data){if (data.section.attr(‘data-fmcty-section’) == ’email’){if(Fmcty.v4_lp) {var values = Fmcty.v4_lp.values;$.post(“/v3/marketo_partial.php”, values);}}});var plc = form_var.data(‘fmctyPlc’);if (plc && window.mrcFormConfig && window.mrcFormConfig.inputs && window.mrcFormConfig.inputs.plc) {window.mrcFormConfig.inputs.plc.value = plc;}form_var.on(‘fmcty:ready’,function(e,data) {var autocomplete_click = false;function autoAdvanceSection (section) {var hasAutoAdvance = !(section.data(‘fmcty-auto-advance’) === false);if (hasAutoAdvance) {Fmcty[‘v4_lp’].next();}}form_var.on(‘click’,’.fmcty-autocomplete-result’,function(e) {e.preventDefault();var link= $(this),section = link.closest(‘.fmcty-section’),hint= section.find(‘.fmcty-autocomplete-placeholder’),prop_search = section.find(‘input[name=”property_search”]’),prop_zip= section.find(‘input[name=”property_zip”]’),prop_state= section.find(‘input[name=”property_state”]’),prop_city = section.find(‘input[name=”property_city”]’);prop_zip.val(link.data(‘zip’)).trigger(‘change’);prop_city.val(link.data(‘city’)).trigger(‘change’);prop_state.val(link.data(‘state’)).trigger(‘change’);prop_search.val(link.text());hint.val(link.text());section.find(‘#prop_search_aria_update’).text(hint.val() + ‘ selected’);section.removeClass(‘mrc-zip-complete’);prop_search.attr(‘aria-expanded’, ‘false’);if ( ” == ‘standard’ ) {prop_search.focus().closest(‘.fmcty-field’).removeClass(‘fmcty-field-focused’);} else {autoAdvanceSection(section);}}).on(‘mousedown’,’.fmcty-autocomplete-result’, function(e) {autocomplete_click = true;});form_var.find(‘[name=”property_search”]’).not(‘[type=”hidden”]’).wrap(“).on(‘focus’,function(e){var link = $(this),section = link.closest(‘.fmcty-section’);link.closest(‘.fmcty-field’).addClass(‘fmcty-field-focused’);if (section.hasClass(‘mrc-zip-complete’)) {prop_search.attr(‘aria-expanded’, ‘true’);}}).on(‘blur’,function(e){var link= $(this),section = link.closest(‘.fmcty-section’),prop_search = section.find(‘input[name=”property_search”]’);if(autocomplete_click) {autocomplete_click = false;form_var.on(‘mouseup’, function() {$(link).closest(‘.fmcty-field’).removeClass(‘fmcty-field-focused’);prop_search.attr(‘aria-expanded’, ‘false’);$(this).off(‘mouseup’);});} else {$(link).closest(‘.fmcty-field’).removeClass(‘fmcty-field-focused’);prop_search.attr(‘aria-expanded’, ‘false’);}}).on(‘keydown’,function(e){if(e.which === 13) {e.preventDefault();e.stopImmediatePropagation();}}).on(‘keyup’,function(e) {var input = $(this),section = input.closest(‘.fmcty-section’);hint= section.find(‘.fmcty-autocomplete-placeholder’),prop_field= section.find(‘.field-property_search’),prop_search = section.find(‘input[name=”property_search”]’);var results = $(‘.fmcty-autocomplete-result’);section.find(‘.fmcty-autocomplete-placeholder’).val(“);switch(e.which) {case 9:break;case 13:section.removeClass(‘mrc-zip-complete’);section.find(‘#prop_search_aria_update’).text(hint.val() + ‘ selected’);if ( ” == ‘standard’ ) {prop_search.focus().closest(‘.fmcty-field’).removeClass(‘fmcty-field-focused’);} else {autoAdvanceSection(section);}break;case 16:case 37:case 38:case 39:case 40:break;default:Fmcty.fn.locationLookup({“event”: e,”input”: input,”value”: input.val()});break;}if (results.length && prop_field.hasClass(‘fmcty-field-focused’) && section.hasClass(‘mrc-zip-complete’) ) {var selected_result = results.filter(‘.hover’);results.removeClass(‘hover’).attr(‘aria-selected’, ‘false’);prop_search.attr(‘aria-activedescendant’, “);if (e.which === 38 || e.which === 40) {var hint= section.find(‘.fmcty-autocomplete-placeholder’),prop_zip= section.find(‘input[name=”property_zip”]’),prop_state= section.find(‘input[name=”property_state”]’),prop_city = section.find(‘input[name=”property_city”]’);switch(e.which) {case 38:if (selected_result.length && selected_result.parent().prev().children(‘a’).length) {selected_result = selected_result.parent().prev().children(‘a’).addClass(‘hover’).attr(‘aria-selected’, ‘true’);prop_search.attr(‘aria-activedescendant’, 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  • Sorry, no results found
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    As Dominique Sachse Moves Past TV, the Remarkable River Oaks

    Her 1.57 million YouTube fans have often seen former KPRC Channel 2 news anchor Dominique Sachse providing makeup tips from her River Oaks bathroom, talking fashion from her closet there and walking her dog in the oak-shrouded enclave. But no more.

    Sachse’s posts are now coming from her new nest in a Houston high-rise.

    As the 53-year-old social media force has moved on in her career, leaving the TV news desk for other endeavors, she is also leaving the home where she lived with husband Nick Florescu since their marriage in 2012. But this is not a story about a couple’s split, rather about the home at 1821 Sharp Place in Houston’s most glamorous neighborhood. Florescu has placed his home on the market for $3.35 million.

    Top-selling real estate agent, Laura Sweeney with Compass, has the listing for the five bedroom, five bath, 5,119 square foot dwelling that Florescu has called home for years.

    The home at 1821 Sharp opens to a meadow shared with other residents. (Photo by TK Images)The home at 1821 Sharp opens to a meadow shared with other residents. (Photo by TK Images)

    Built in 2006 in classic Cape Cod shingled design, the house interiors feature a certain European elegance boasting reclaimed European selections and Segreto plaster surfaces enhanced by the European style furnishings and accoutrements.

    Befitting a social media and news star, the 19 foot by 15 foot primary bedroom suite is designed with a morning bar, separate baths and walk-in closets. The four secondary bedrooms, also on the second floor, flank a central casual sitting room/den. The third floor offers a flex room with half bath. The gourmet island kitchen is adjacent to an informal dining area which then leads to the formal dining room.

    On the first floor is the home office, where Sachse planned much of her YouTube and Instagram posts, where she has 308,000 followers.

    For many, the outdoor features of the dwelling could be a selling point as few homes have such a grand resort-style pool terrace. It is a living area unto itself with a fully-equipped summer kitchen, a pergola-covered dining space, a climate-controlled poolside pavilion and a cabana bath with an outdoor shower.

    TRANSWESTERN ACQUIRES MGA TO ENHANCE MID-ATLANTIC TENANT ADVISORY SOLUTIONS

    Strategic Expansion Strengthens Market Presence in Greater Washington, D.C.

    HOUSTON, Jan. 9, 2023 /PRNewswire/ — Transwestern Real Estate Services (TRS) announces the acquisition of MGA, Inc, one of Washington, D.C.’s top commercial real estate firms specializing in tenant advisory services. Transwestern adds eight brokers from MGA to expand the scope and expertise of its Tenant Advisory + Workplace Solutions platform in the Mid-Atlantic region. In addition, three professionals skilled in financial analysis and project management will join Transwestern.

    Transwestern Logo (PRNewsfoto/Transwestern)

    Transwestern enhances Mid-Atlantic Tenant Advisory Soultions with acquisition of Washington D.C.-based CRE firm, MGA. 

    “MGA is a well-established tenant advisory leader with regional and national reach. Integrating the firm’s knowledge and expertise with Transwestern’s global platform positions us to deliver transformative solutions to complex workplace challenges and enhance value for our clients,” said Phil McCarthy, Transwestern’s Mid-Atlantic Executive Managing Co-Director.

    Established in 2010, MGA is a full-service tenant representation firm providing real estate advisory services such as workplace strategy, market intelligence, site selection and lease negotiation, as well as project management and post-occupancy services for real estate occupiers. The firm’s diverse roster of regional and multi-market clients includes Environmental Defense Fund, Share Our Strength, KIPP DC, Technomics, FP1 Strategies, Carnegie Institution for Science and Society for Human Resource Management. MGA Founder and President Michael Goldman built the firm to offer clients a seamless partnership during all stages of the real estate process. He leads a knowledgeable team of experienced brokers known for bringing fresh perspectives and creative ideas to solve complex real estate challenges.

    “Combining MGA’s talents with Transwestern’s gives us the resources and support to continue disrupting the marketplace and setting the standard for tenant representation. We look forward to leveraging the dynamic synergy between our firms to provide outstanding service to our clients,” said Goldman.

    MGA began operating as Transwestern on January 1, 2023, growing the firm’s presence in the Mid-Atlantic to more than 265 team members providing tenant advisory, agency leasing, asset services, capital markets and consulting services to owners, occupiers and investors of real estate. Further solidifying its position in the market, Transwestern has signed a letter of intent to acquire West, Lane & Schlager (WLS), a 26-year-old commercial real estate firm exclusively representing clients in Greater Washington, D.C.

    Transwestern’s growth strategy capitalizes on opportunities to strengthen full-service capabilities in markets where it already has a presence through symbiotic partnerships with companies like MGA and WLS, enhancing the firm’s existing offerings across the Mid-Atlantic region.

    “The cultural alignment and complementary skill sets achieved through this acquisition better position us to anticipate and respond to where the market – and the industry – is headed,” said Tom Lawyer, TRS President. “In this way, we are prepared to deliver recommendations and solutions that drive measurable value to all real estate constituents.”

    Earlier this month, Transwestern announced the acquisition of Chicago-based MB Real Estate, adding to its Midwest region 120 team members and a property management portfolio exceeding 12 million square feet.

    About Transwestern Real Estate Services

    Transwestern Real Estate Services (TRS) adds value for investors, owners and occupiers of all commercial property types through a comprehensive perspective and by providing solutions grounded in sound market intelligence. Part of the Transwestern companies, the firm applies a consultative approach to Agency Leasing, Asset Services, Tenant Advisory + Workplace Solutions, Capital Markets, and Research & Investment Analytics.

    The privately held Transwestern companies have been delivering a higher level of personalized service and innovative real estate solutions since 1978. Through an integrated, customized approach that begins with good ideas, the firm drives value for clients across commercial real estate services, development, investment management, and opportunistic endeavors for high-net-worth investors. Operating from 33 U.S. offices, Transwestern extends its platform capabilities globally through strategic alliance partners whose unique geographic, cultural, and business expertise fuels creative solutions. Learn more at transwestern.com and @Transwestern.

    Cision View original content to download multimedia:https://www.prnewswire.com/news-releases/transwestern-acquires-mga-to-enhance-mid-atlantic-tenant-advisory-solutions-301716625.html

    SOURCE Transwestern