Wednesday, May 6, 2015

Could You Live 'Tiny'? See How a Seattle Couple Found Room for Their Dreams

Our boots sloshed around in the mud. It was a dreary Pacific Northwest day filled with slate-colored clouds and the feeling it could downpour any minute.

Credit: Tom Hanny

Credit: Tom Hanny

After several “pardon mes” and “coming throughs,” we got the tripod inside and forgot about the looming storm. We settled into a world of nooks and crannies, warm blankets — and the smell of chocolate.

It’s what you do when you live in a tiny home. You get cozy. And you make brownies on a rainy day.

Tina, the tiny home

Leah Wymer and Brady Ryan’s house-on-wheels wasn’t some big, planned project. Wymer’s dad, a carpenter, thought it would be fun, so they bought a used trailer off Craigslist for $500 and started building.

Credit: Tom Hanny

Credit: Tom Hanny

Two years later, the tiny home named Tina developed into “this huge thing.” Not a huge footprint — she’s only 98 square feet — but a huge, move-to-the-island and start-your-own-business thing.

Redefining happiness

From an apartment in Seattle, where they paid about $1,400 a month, Wymer and Ryan moved to a family farm on San Juan Island. They traded in a closet full of shoes for a pair of work boots and a house smaller than most people’s garage.

Credit: Tom Hanny

Credit: Tom Hanny

Ryan insists they aren’t “hardcore tiny homies” because his parents’ house is nearby. But for many owners of tiny homes it isn’t about escaping normal life or community, anyway.

“We’ve had many times where we’ll sleep upstairs and then our friends, usually a couple, will sleep down here on the pull-out and it’s like a sleepover,” Ryan says. “I love sleepovers. I’m still a little kid at heart.”

Credit: Tom Hanny

Credit: Tom Hanny

Wymer says it instantly brings you closer because your proximity is so close, but she’s the first to admit living “tiny” isn’t for everyone.

“If you leave your laundry on the ground, it’s in the kitchen,” she says. “Everything kind of overlaps a little bit.”

But if you don’t mind things — and people — overlapping, making do with less can be life-changing.

“Things don’t bring you happiness,” Wymer says. “Our lifestyle brings us happiness.”

The cog in the wheel

Credit: Tom Hanny

Credit: Tom Hanny

It’s not easy making money on an island. Wymer has her own wedding-flower business, and Ryan keeps busy making honey and sea salt.

“The tiny home is like the cog in the wheel that allows the whole thing to spin,” Ryan says. Not only are the couple’s living costs reduced significantly, but they’re able to do what they love most right in their backyard.

“There have been a lot of times where I wonder if I’m dreaming, really, because of the beauty that is all around us,” Wymer says. “I love when it gets later in the season, and the grass comes up to your waist. …There is nothing like walking out there and brushing your hands against it.”

Video and photos by Tom Hanny

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Finding Home: The Webbs' Search for Comfort, Safety and a Place to Grow

Webb family photo

The Webb family in front of their new house. Source: Hopper Group Real Estate

The hardest part was finding it.

After searching homes for sale by neighborhood on Zillow, Katie Webb strapped her daughters in the backseat and started driving.

“We would just drive around neighborhoods and look at houses,” she says. “It almost felt like we were running out of options until we found this house.”

Built in 2011, the Webbs’ new home was the light at the end of a long house-hunting tunnel.

“I love the character old homes have, however I just am beyond happy with a newer home,” Katie says. Not only does it feel cleaner, safer and warmer — it also has fully functioning windows, which isn’t always a guarantee with older houses.

“All the windows in this house open!” Katie says. “I’ve been living here six months almost, and I still get so happy when I can open any window.”

In addition to newer construction, the Webbs were looking for a minimum of 3 bedrooms, a playroom for the girls, a fenced yard and a family-friendly neighborhood near good schools.

They felt like they hit the jackpot.

“We discovered there are about six other girls in the neighborhood the same age as my oldest daughter [who is 5],” Katie explains. “I couldn’t be happier about having a home for my girls with fun neighbors and a playground behind us.”

Other than adding a bit more storage space and a ladder to get into the attic, the mom of two says she wouldn’t change a thing.

So how long did it take to close and move in?

“This one is funny,” Katie says. “We saw the house online, and called the listing agent [Brian Hopper] to see if we could make an appointment to view it. [We] found out it was vacant, so I believe we met his buyers’ agent maybe that same day that I called. [We] looked at it again a few days later, made an offer that night [and] closed the following week.”

After getting the keys, the Webbs were most excited to spend time with family in their new place.

“Home, to me, means comfort, safety, family and growth,” Katie says.

But for their first night, she dropped the kids off at Grandma and Grandpa’s house.

“My husband and I brought one mattress over, put it in the middle of the living room floor, and slept there the first night,” Katie recalls. “We were so excited to finally have a new home, we just had to stay there one night [by ourselves]!”

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House of the Week: I Fixed Up a Home in Reno Just to Watch It Sell

A sprawling mansion above the Truckee River in Reno, NV is on the market for $16.4 million after 23 years in disrepair, followed by more than a decade of renovations.

The Nixon Mansion, built in 1907 by a U.S. senator for Nevada who made his fortune in mining, was damaged by a Christmas tree fire in 1979 and sat empty and “degrading to eyesore status” until 2002, when the current owners bought it and began to envision a new life for the nearly 18,000-square-foot home.

“It would’ve been quicker and cheaper to tear it down and rebuild it,” says listing agent Sandi Solomonson of Chase International. “But they took the time to restore as much as possible, including the huge original crystal chandelier in the formal dining room.”

Situated on more than two acres with views of downtown Reno and the mountains, the 8-bedroom, 11.5-bath home exists on a grand scale.

Its 860-square-foot kitchen boasts multiple refrigerators and dishwashers, a walk-in pantry and a butler’s pantry — a large enough kitchen to serve 80 guests in the dining room with that crystal chandelier and a carved mahogany fireplace.

The 800-square-foot grand ballroom sits adjacent to a bar that opens onto a wide terrace with views across the river. There are also river views from a private office in the master suite, which features a Juliet balcony with garden views and two marble bathrooms, each with a mahogany walk-in closet.

The home includes seven additional bedrooms with en-suite bathrooms, plus nine fireplaces, an 1,800-bottle wine cellar and tasting area, a library, a parlor, a game room with a wet bar, and a sunlit room with a fountain.

The property is zoned for professional as well as residential use, and could be used for offices or a corporate retreat.

Photos by GetYourView.com

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Homes for Sale With Gorgeous Gardens Are Popping Up Like Daisies

You know what April showers bring, and these home listings prove it. From an orchid greenhouse to a tropical paradise, the square feet outside a home can be as inviting as what’s inside.

Backyard waterfall

2535 Thompson Dr, Marriottsville, MD
For sale: $558,888

2535 Thompson Dr, Marriottsville, MD

This light-filled home in Maryland is as beautiful outside as it is in, with a spacious deck, a pond with a waterfall, garden beds and two outbuildings.

See more homes for sale in Marriottsville, MD.

Orchid extravaganza

4284 Avenida De La Encinal, Malibu, CA
For sale: $1,799,998

4284 Avenida de la Encinal, Malibu, Ca

This 2-bedroom, 2-bath home in Malibu boasts sunrise and sunset views of the coastline and the Channel Islands — and the views in the orchid greenhouse are sweet as well.

View more listings in Malibu, CA.

A pond of your own

38 Shingle House Rd, Millwood, NY
For sale: $2,695,000

38 Shingle House Rd, Millwood, NY

A natural sanctuary that Thoreau would appreciate surrounds this 8-acre estate just over an hour from New York City. It boasts a private pond, heated pool and tennis court amid vibrant gardens, expansive lawns and stands of trees.

Check out more listings in the Millwood, NY area.

Desert idyll

10957 E Mesquite Valley Trl, Tucson, AZ
For sale: $439,000

10957 E Mesquite Valley Trl, Tucson, AZ

The desert can be harsh, but it also offers a uniquely moving landscape of sages, blooms and shrubbery. This 4-bedroom, 3-bath home sits on an acre in Tucson, AZ with a solar-heated pool and lovely plantings all around.

View other homes for sale in Tucson, AZ.

Home-scale hiking

21838 Encina Rd, Topanga, CA
For sale: $1,270,000

21838 Encina Rd, Topanga, CA

This 900-square-foot home with canyon views sits in a secret garden at the end of a stone drive. Its stone pathways wend through flower gardens with 200 plant species, including roses draped over arbors and a wisteria-adorned gazebo.

See more homes for sale in Topanga, CA.

English perfection

1925 S Euclid Ave, San Marino, CA
For sale: $1,599,000

1925 S Euclid Ave, San Marino, CA

There are English-style homes, and there are English-style gardens. This home has both, right down to the stone-paved driveway. A trickling waterfall out back empties into a pond adorned with lily pads.

See more homes listed in San Marino, CA.

Urban courtyard

1124 Burgundy St, New Orleans, LA
For sale: $2,950,000

1124 Burgundy St, New Orleans, LA

The sylvan heart of this 5,300-square-foot home in the French Quarter is a lovely garden retreat where you can sip iced tea among the shrubbery, climbing foliage and potted plants.

View more homes for sale in New Orleans, LA.

Tropical playground

16123 W Lake Burrell Dr, Lutz, FL
For sale: $275,000

16123 W Lake Burrell Dr, Lutz FL

What could be cooler than frolicking in the pool on a spring day in Florida? If the lagoon-like surroundings in the backyard aren’t paradisiacal enough, this 4-bedroom, 2-bath home is also situated on a lake.

Check out what’s on the market in Lutz, FL.

Lush retreat

11712 Dartmoor Ct, Jacksonville, FL
For sale: $349,900

11712 Dartmoor Ct, Jacksonville, FL

Another way to beat the heat is with a tall, cool drink on a patio surrounded by the boisterous foliage of spring. Move from cozy winter evenings beside the wood-burning fireplace in this Florida home to a celebration of spring on its wisteria-covered back patio.

Peruse more homes for sale in Jacksonville, FL.

Organic plantings

28980 SE K W Anderson Rd, Gresham, OR
For sale: $495,000

28980 SE K W Anderson Rd, Gresham, OR

This 2-acre property east of Portland boasts organic gardens and a certified habitat for birds. Large windows in the updated 1965 ranch home look out over a property teeming with life. From the large deck, a small footbridge and stone pathways meander through the gardens.

View more homes for sale in Gresham, OR.

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Tuesday, May 5, 2015

'Gotham''s Ben McKenzie Asking $1.9M for LA Home

Ben McKenzieNow that he’s starring in the New York-based TV series “Gotham,” “The O.C.” alum Ben McKenzie has listed his longtime home on the West Coast. He’s priced his 3-bedroom, 2.5-bath Hollywood Hills home at $1.895 million.

“The home is surrounded by a tranquil outdoor living space that can be enjoyed from both the front of the house as well as two outdoor patios,” according to the listing by Kimberly Green of Keller Williams Realty.

The actor’s home decor was inspired by his travels. “I love Brazil,” he noted in a February post at MyDomaine.com, where he can be seen kicking back at home amid global textiles, layered rugs and patterned wall tiles. “The natural woods, the greenery, the rough textures — I was really into the idea of bringing that relaxed and comfortable feeling back to California.”

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What to Do If Your Home Purchase Appraisal Comes Up Short

Since a home is collateral for your mortgage, your mortgage can’t be approved without an appraisal report on the home’s value. Appraisals aren’t guaranteed to come in at your contract price, and your loan options change if your appraisal comes in short. Here’s what to do if this happens.

How a low appraisal changes your loan options

When you’re buying a home, lenders will extend a loan on the lower of either your contract price or the home’s appraised value. This is a critical distinction, because if an appraisal comes in lower than you’ve agreed to pay, you must either increase your down payment or increase your monthly budget in order to buy that home.

Suppose a home in a very competitive neighborhood is listed for $300,000. You know there are multiple bidders, so you offer $325,000. Your offer is accepted, and you begin obtaining a loan for 80 percent of the $325,000 contract price, planning to put down 20 percent. When the lender’s appraisal comes back, it shows the value of the home is $300,000.

When your process started, your $325,000 contract price minus your 20-percent down payment of $65,000 made your loan amount $260,000. The low appraisal of $300,000 takes that option off the table, and instead you have two other options.

1. Increase your down payment to avoid paying mortgage insurance

The most you can borrow without paying mortgage insurance is 80 percent of the $300,000 appraised value, which is $240,000. This means that instead of $65,000, your down payment now must be $85,000 to bridge the gap between your $325,000 purchase price and the $240,000 loan amount that’s available with no mortgage insurance.

You’ll need to decide whether this extra $20,000 is something you can afford. If so, the lender also must determine if you’ll have enough reserves left over after closing to still qualify for the loan.

One offset for putting the extra $20,000 cash into the deal is that your monthly payment will be $95 lower.

The original deal with the $260,000 loan using a 30-year fixed at 4 percent gave you a total monthly payment of $1,633, comprised of $1,241 mortgage payment, $325 taxes, and $67 insurance. The new deal with the $240,000 loan gives you a total monthly payment of $1,538, comprised of $1,146 mortgage payment, $325 taxes, and $67 insurance.

2. Keep the same down payment amount, and add mortgage insurance

If you can’t afford or don’t want to bring in the extra $20,000 to cover the short appraisal, you can still get your target loan of $260,000. However, if you divide this by the $300,000 value, the loan is 86.7 percent of the home’s value, so you’ll have to pay mortgage insurance.

If you’re getting a 30-year fixed loan at a rate of 4  percent, your total monthly payment will be $1,761, comprised of $1,241 mortgage payment, $128 mortgage insurance, $325 property tax, and $67 insurance.

If you compare the $1,538 payment you end up with by putting in the extra $20,000 (to cover the short appraisal and avoid mortgage insurance) with the $1,761 you’ll pay if you stick with the original down payment (giving you a larger loan plus mortgage insurance), you can see that you’ll save $223 per month if you pay the extra $20,000 upfront.

Disputing low appraisals

All of this assumes you can’t get the appraised value above $300,000. However, when an appraisal comes in short, you can work with your lender and real estate agent to evaluate whether the appraiser included all relevant comparable sales on the report to derive their value.

An appraiser’s selection of comparable sales is based on many factors like location, size, age, and condition of the sold homes being compared to the property you’re buying. How recently the other homes sold is also a factor.

Your lender — usually after consulting with your real estate agent — will advise if they think a value dispute is warranted. If so, they will write up a case for a dispute and present it to their bank’s appraisal department. Federal appraisal regulations make the dispute process complicated and often slow, so make sure that your contract allows you enough time for a dispute.

If the value is revised to your contract price, you can use your originally intended deal structure. If the low value is validated during the dispute process, you can ask the seller for a price reduction. If they refuse and you still want to buy the property, you can revert to the options laid out above.

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Report: Miley Cyrus Lands Horse Ranch Outside LA

Miley CyrusLooking for more security after recent break-ins at her Toluca Lake home, Miley Cyrus has purchased a horse ranch north of Malibu, TMZ reports.

The twerkster paid $4.037 million for the 5.5-acre ranch in Hidden Hills, CA. The 6,500-square-foot home includes 7 bedrooms, 6 baths and a loft-style great room with wide-plank wood floors, beamed ceilings and walls of French doors. It also boasts a 1,000-bottle wine cellar to accompany the property’s Cabernet Sauvignon and Merlot vineyard.

The property features a 10-stall barn with tack and storage, and a 1-acre horse riding area.

Last month, the Cyrus family sold Miley’s childhood home in Toluca Lake for $6 million.

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