My New Blog

January 29th, 2018 4:45 AM

REDUCED!! $89,800
BRICK VENEER HOME FOR SALE 
241 Grand Oak Ave, Rio Grande City 78582
For additional information go to 
WWW.SOUTHMOSTAPPRAISALS.COM
3 BEDROOM 2 BATH Central air/Heat 
CURRENTLY RENTED BUT IT IS FOR SALE 
WILL CONSIDER TRADE-INS (LOTS, SCRES, SMALLER HOMES, AND ITEMS OF VALUE)

Designated Broker Name: Adelaido Gonzales Broker License #: 187190 Listing Office: 

Southmost Realty, Appraisals & Court Expert Witness


Posted in:home for sale and tagged: rio grande city
Posted by Adelaido (LALO) Gonzales, MBA on January 29th, 2018 4:45 AMLeave a Comment

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January 25th, 2018 7:50 AM

Hurricane Harvey

Was your home damaged ?

Photograph and document all of your damages and repairs.

As the Chief Appraiser for the Harris County Appraisal District, I want to let you know that the

2018 appraisals could reflect recent flood or tornado damage from Hurricane Harvey.  Here is

some information about the appraisal process and what you should do to

ensure HCAD is aware

of your damage.

The 2017 appraisals, as well as the 2017 taxing jurisdiction bills coming in November, will be

based on the value of your home as of January 1, 2017 --

before the flood

We offer a full range of Real Estate Appraisal services, with experience in many types of property. We are also experienced in litigation support and expert witness services. Clients who have used our expert testimony services include government agencies, tax entities, financial institutions, legal and accounting firms and many other businesses. In many cases, our independent, supportable analysis has allowed clients to settle cases without going to court.

An appraiser must remain unbiased in performing an appraisal of a property. But we can consult with you and advise you about the relative strength of an appraisal presented by opposing parties. We can also perform additional research and analysis to support or discredit assumptions or conclusions.


Posted in:Hurricane Harvey and tagged: Hurricane Harvey
Posted by Adelaido (LALO) Gonzales, MBA on January 25th, 2018 7:50 AMLeave a Comment

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Southmost Realty, Appraisals & Court Expert Witness provee Evaluaciones de Propiedad, Consultas, Servicios de Corretaje y Servicios de Apoyo Litigio (Testimonio de Testigo Experto) en las (pero no limitado a) siguientes  categorias.

Algunos ejemlpos ilustrativos son:

  1. Apartamentos

  2. Evaluaciones de la quiebra

  3. Evaluaciones para divorcio o inmigracion

  4. Arbitraje Testimonio Experto

  5. Valoraciones de Quiebra

  6. Evaluacion de Negocio

  7. Servicios de Asistencia para el comprador

  8. Avaluo Commercial

  9. Tareas de Valoraciones Complejas

  10. Propiedades de Condominios

  11. Evaluaciones discretas confidenciales

  12. Avaluos Comerciales

  13. Evaluaciones para Tiendas de conveniencia

  14. Tiendas de Conveniencia & Propiedades del combustible al por menor

  15. Evaluaciones para prestamos convencionales

  16. Defectos de Contruccion en base a los danos del valor de Mercado

  17. Valores Predeterminados

  18. Juicios de Deficiencia

  19. Evaluaciones de Desarrollo/ servicio de Consulta

  20. Fines de Divorcio Valoracion y Consultoria

  21. Analisis de Diligencia Debida

  22. Tasaciones de Servidumbre

  23. Tasaciones de Dominio Eminente y/o Servicios de Valoracion en Litigios de Defensa

  24. Experto De Testimonio en Valoracion de Bienes Raices

  25. Servicios de Acuerdo de Sucesion

  26. Evaluaciones basandose en Tareas Extraordinarias y “como son” y “como reparado” Valoraciones

  27. Analisis de Viabilidad

  28. Ejecuciones Hipotecarias

  29. Evaluaciones FHA

  30. Propiedades Ejecutadas

  31. Evaluaciones Forenses

  32. Analisis de Mayor y Mejor Uso

  33. Centros Medicos

  34. Propiedades Historicas

  35. Inicio de Prestamos

  36. Abogados de Vivienda y Construccion Defectosa

  37. Valuaciones de hotel / motel

  38. Evaluaciones de Supuesto Hipotetico

  39. Propiedades que Producen Ingresos

  40. Evaluaciones de condominios individuos

  41. Evaluacion de Propiedad Industrial

  42. Reclamos de Seguro /Conflicto de Evaluacion

  43. Propiedades de Inversion

  44. Valoracion de Tierra

  45. Valoraciones de Propiedades Arrendadas Mejoradas

  46. Evaluacion de Testigos Expertos en Litigio

  47. Investigacion de Mercado

  48. Valoracion de Mediacion y/ o Servicios de Consulta

  49. Propiedades de Instalaciones Medicas

  50. Propiedades de Uso Mixto

  51. Evaluacion de Nueva Hipoteca

  52. Evaluaciones de Interes Parcial

  53. Evaluacion de Propiedad Personal

  54. Evaluacion de pre-ejecucion

  55. Eliminacion del Seguro Hipotecario Privado

  56. Evaluacion en Fines de Legalizacion

  57. Protesta de Impuestos a la Propiedad

  58. Consulta de Construccion Propuesta

  59. Asignacion del Precio de Compra

  60. Ranchos

  61. Evaluaciones y Servicios Consulta para Bienes Raices

  62. Evaluacion para Daños de Bienes Raices

  63. Evaluacion para Litigios de Bienes Raices

  64. Evaluacion para Parque de Vehiculos Recreativos

  65. Evaluaciones REO

  66. Evaluaciones para Refinanciamiento

  67. Evaluaciones de Reubicacion

  68. Evaluacion de Las Propiedades Inmobilarias Residenciales

  69. Reportes de Evaluacion typo : Uso Restringido

  70. Evaluaciones Retrospectivo

  71. Evaluaciones para Hipoteca Opuesta

  72. Revision de Evaluaciones

  73. Evaluaciones para Instalaciones Religiosas

  74. Evaluaciones  de Propiedad Rural

  75. Assitencia al Vendedor para Venta Corta

  76. Evaluacion para Instalacion de Alcancamiento

  77. Evaluacion para Centro Comercial

  78. Propiedades de Proposito Unico

  79. Evaluacion para Ingresos de Propiedades Chicas

  80. Valoracion Para las Propiedades de Seguro Social

  81. Propiedades de Proposito Especial

  82. Evaluaciones para Analisis de la Subdivision

  83. Apoyo Litigio de Bienes Raices para Abogados y Acontadores

  84. Servicios para Protesta de Liquidacion del Impuesto

  85. Propiedades de Proposito Credito Fiscal (servicios de Impuestos Internos)

  86. Valoracion De Adosados

  87. Informe de Uniforme Residencial

  88. Propiedades Unicas

  89. Valoracion para Instalaciones de Almacenamiento

  90. Valoracion de Informes Financieros

  91. Valoracion para Gestion de Patrimonios

 


Posted by Adelaido (LALO) Gonzales, MBA on April 13th, 2016 9:09 AMLeave a Comment

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October 16th, 2015 10:49 AM

What Is Eminent Domain ?

The power to take private property for public use by a state, municipality, or private person or corporation authorized to 

Exercise functions ofpublic character, following the payment of just compensation to the owner(s) of that property.

 

Appraiser Specializing In:

*HIGH ELECTRICAL VOLTAGE POWER LINES

*WIND TURBINES

*HIGH POWER GAS LINE INTRUSIONS

*DRAINAGE EASMENT EXPANSIONS

*TXDOT HIGHWAY EXPANSIONS

*ANY MUNICIPIAL WATER LINES

*ROAD EXPANSIONS

*DRAINAGE EXPANSIONS

*FEDERAL PROJECT’S (HIGHWAYY EXPANSIONS, DRAINAGE EXPANSIONS, PUBLIC WORK PROJECTS

*EMINENT DOMAIN APPRAISAL REVIEWS (FEDERAL, STATE, MUNICIPALITIES, PUBLIC ENTITIES)

 

Visit : Southmost Realty, Appraisals & Expert Witness Services offers the full range of litigation “EMINENT DOMAIN” related appraisal services in several counties in Texas. Contact us for rapid attention to your specific consultation or Appraisal needs for AFFECTED properties located within the State of Texas.

(956)412-1357 ADELAIDO “LALO” GONZALES


Posted by Adelaido (LALO) Gonzales, MBA on October 16th, 2015 10:49 AMLeave a Comment

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October 16th, 2015 9:44 AM

WHAT IS Eminent Domain ?

The power to take private property for public use by a state, municipality, or private person or corporation authorized to exercise functions ofpublic character, following the payment of just compensation to the owner of that property.

SPECIALIZING IN

HIGH ELECTRICAL VOLTAGE POWER LINES

WIND TURBINES

  1. Selling your house can be a huge headache—especially when you're selling it in today's buyer's real estate market. One of the most challenging aspects to deal with is determining your home's value. When it comes to fixing a fair price, homeowners always shoot high. After all, you love your house and you know how much work you've put into it. Won't someone else appreciate it as much as you do?

[See 50 Best Funds for the Everyday Investor]

The short answer is no. An experienced real estate agent will take the emotional factor out of the equation and help you come up with a realistic market value for your house. But if you want to sell your house yourself without a realtor—or you just want to be prepared for the number they advise—here are five factors that can heavily skew the asking price of your home.

1. Location

We've all heard how important "location, location, location" is, and with good reason. A great house in a bad location can knock as much as 50 percent off the value. If you have the nicest, most expensive house in your average neighborhood, then the value is also going to be much lower than it would be if you had the least expensive house in a nice neighborhood. Other factors, like freeways, proximity to a landfill or sewage treatment center, and train tracks, can knock 10 to 15 percent or more off the value of your home. This is why it's so important to shop location first when you're buying a house; you can always add home improvements, but moving it to another neighborhood isn't going to happen.

2. Outdated Rooms

If your fridge is more than 15 years old and your oven isn't black or stainless steel, then count on listing your house lower than you'd be able to if you had a fully updated kitchen. With the influx of homes on the market right now, people can easily get a home that doesn't need any updating, so why would they choose one that does? If you don't want to update your home in order to sell it, know that outdated rooms can affect the value of your home by up to 10 percent.

3. Renters

Many people don't want to own a home surrounded by rental properties. Although it's a stereotype,tenants often don't keep up the property like an owner would. In this case, the value of your house can go down as much as 15 percent, depending on how many rentals are in close proximity to your home.

4. Major Upgrades

In this market, don't count on getting more for your home if you just upgraded the plumbing, bought a new furnace, or replaced your roof. However, if your home does need those upgrades and you haven't done them, then it's going to knock as much as 20 percent off the value of your home, depending on how severe the upgrade is. Buyers simply don't want to shell out for major upgrades - especially when there is a large pool of other properties to choose from.

[See the best personal finance stories from around the Web at the U.S. News My Money blog.]

5. Fencing

Most people looking to buy a house have kids or pets. If your home doesn't have a fenced backyard, you're going to alienate a huge portion of the market since fenced backyards are essential for keeping kids and pets safe and contained. Not having a fence can knock up to 10 percent off your home's value.


Posted by Adelaido (LALO) Gonzales, MBA on October 16th, 2015 9:44 AMLeave a Comment

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External Location Factors That Could Hurt Your Investment
Here are just a handful of examples that I think can have a NEGATIVE effect on sales price and potential buyers:
Properties that have high (power lines) voltage electrical power lines
Properties that have large wind mill turbines
Properties that will be affected by highway expansions
Property located on a busy road (double yellow, or divided highway)
Property that backs up to a shopping center
Property that backs up to a high crime housing development
Property in close proximity to a busy road or freeway (noise)
Property in close proximity to industrial sites
Property near areas with interesting smells (pastures, chicken houses, water treatment plants, paper mills, stagnant water, landfills, etc.)
Property next to abandoned or dilapidated properties
Property near train tracks
Property located in flood zones
Properties with MOLD CONTAMINATION
Properties that have or will have Easement running through the property 
Properties next to cemetery
While some of these are obvious deterrents, it’s still important to remember their potential effect on your selling price when considering a property in one of these areas. It’s not to say that you can’t buy a property in an area with a negative external factor; it’s that you need to take it into account when you evaluate the deal and consider your sales price and holding time. Doing so can potentially save you from making a bad investment or at the very least, set your expectations appropriately regarding potential profit.
What about you? What kinds of external factors have you found that have hurt the sale of one of your properties?
Read more athttp://www.southmostrealtyappraisalsandcourtexpertwitness.c…
The original source of article can be found by visitinghttp://www.biggerpockets.com/…/external-factors-hurt-inves…/
Visit : Southmost Realty, Appraisal & Expert Witness Services offers the full range of litigation related appraisal services in several counties in Texas. Contact us for rapid attention to your specific consultation or appraisal needs in the state of Texas. 
You can reach us at: Tel (956) 412-1357 or (210) 322-0297 Email USAexpert@yahoo.com

Posted by Adelaido (LALO) Gonzales, MBA on September 8th, 2015 8:29 AMLeave a Comment

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June 12th, 2015 9:56 AM

Property tax appeals can help resolve any mistakes made in the assessment.  The mistake that is easiest to identify is that your property is over assessed.  The challenge in a property tax appeal is determining what smaller mistakes caused the over assessment.

 

Tax appraisers rely on mass appraisal techniques, applying market rents, occupancies and other information in a submarket to derive values.  These rents and occupancies are often higher than what the property actually collects, resulting in over-assessed property values.  The tax appraiser can also have incorrect information.  Incorrect year built, size and other physical characteristics will effect the property valuation.   

 

Hiring a reliable, experienced tax consultant can help identify flaws in your property's valuation and prevent you from being over-taxed. 

 

If the data looks in your favor the next step is to meet with the assessor.  If they do not agree to reduce the valuation or can not meet with you informally then it is necessary to attend a formal hearing.  At the formal hearing, each side is given a certain amount of time to present their evidence to a panel of citizens.  It is very important to be well-organized, communicate effectively and have copies of your materials for each panel member. 

 

Getting expert assistance to save time and reinforce your property tax appeal is almost always worth the price.  At Southmost Realty Appraisals And Court Expert Witness we are experts in our respective jurisdictions and understand the local markets and effective arguments to make to leverage the best return.  We use our knowledge and expertise to help make your property tax appeals successful.

 

 

Once you have filed the protest form now you have to build a case.  Complaining that your taxes are too high won't help.  What you will need are cold, hard facts about your property and its valuation.   Your assessment can be appealed based on a mistake made in the assessment or an assessment that is considerably higher than the value of other comparable properties. 

For the complete article click here  www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com. We specialize in valuation of “Property Tax”  Appraisals and Litigation related Appraisal Assignments.

Visit : Southmost Realty, Appraisals and Court Expert Witness, offers the full range of litigation related appraisal services and consulting regarding High Voltage Power Lines, Wind Turbines, Gas/Oil Pipe Pines, Highway Expansions, Irrigation District Expansion Easements, and other eminent domain issues  in several counties in Texas.  Contact us for rapid attention to your specific consultation and/or appraisal needs (Se Habla Espanol).

 

You can reach us at: Email USAexpert@yahoo.com

 Telephone: (956) 412-1357  or (210) 322-0297 and via Email USAexpert@yahoo.com

WEB: http://www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


Posted in:General
Posted by Adelaido (LALO) Gonzales, MBA on June 12th, 2015 9:56 AMLeave a Comment

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Overhead transmission lines have the potential to reduce the sales price of residential and agricultural property.

Texas PUC approves ETT to build Laredo-to-Rio Grande Valley transmission line

05/16/2013

By Editors of Electric Light & Power/ POWERGRID International

Sponsored by

The Public Utility Commission of Texas (PUCT) unanimously approved May 9 an application by Electric Transmission Texas (ETT) for a certificate of convenience and necessity to build a 345-kV transmission line from the Laredo area into the Rio Grande Valley.

The transmission project includes construction of about 156 miles of 345-kV transmission lines that will connect ETT's Lobo Substation near Laredo with substations north of Edinburg and will add two new substations along the line route. The cost of the transmission project is estimated at about $318 million.

In approving the CCN application, the PUCT also approved a unanimous settlement with nearly 100 landowners along the route, the PUCT staff and the Texas Parks and Wildlife Department. The new transmission line from the Laredo to the Edinburg area will cross portions of Webb, Zapata, Jim Hogg, Brooks, Starr and Hidalgo counties. ETT plans to construct the transmission line on steel single-pole structures, an approach supported by landowners.

The Electric Reliability Council of Texas (ERCOT) determined Oct. 11, 2011, that the project is critical for the reliability of the ERCOT system and, specifically, the Lower Rio Grande Valley. Currently, there are only two 345-kV transmission lines serving the Valley. Both of the existing lines import power from the Corpus Christi area and run parallel to the Gulf Coast, which means both are vulnerable to hurricanes and other severe weather. Work to upgrade those two lines already is underway and should be complete this summer.

ETT is a joint venture between subsidiaries of American Electric Power (AEP) and MidAmerican Energy Holdings Co. The joint venture acquires, constructs, owns and operates transmission facilities within ERCOT, primarily in and around the AEP Texas Central Co. and AEP Texas North Co. service territories.

Source: http://www.elp.com/articles/2013/05/texas-puc-approves-ett-to-build-laredo-to-rio-grande-valley-tran.html

Appraiser Notes:

Safety Concerns

The presence of high-voltage power lines near a property has long been a bane of real estate agents. Not only are most power lines unsightly and sometimes noisy, but also they can raise a number of safety concerns among buyers related to the risk of electrocution and rumors that exposure to electromagnetic fields can cause a variety of diseases, including cancer. These drawbacks have translated into consistently lower property values for homes near power lines.

Considerations

According to the Appraisal Journal, the decline in value diminishes as the distance between the home and the power line increases. Also, if the lines are partially obscured from view, the decline is also found to be less severe. However, if the view is entirely unobstructed, the price of homes as far away as one-quarter of a mile can be affected.

Expert Insight

Fifty-two of 54 real estate agents surveyed by the "Roanoke Times" in 1998 stated that high-voltage power lines lowered residential property values. However, real estate agents noted that more expensive homes were likely to suffer a disproportionately large decline in value compared with cheaper properties, a discrepancy they attributed to the selectivity of a wealthier clientele. "Cheaper property won't be affected as much, but homes in exclusive areas will lose value," said William Ward, the owner of a Roanoke real estate agency. "People who can afford to pay $200,000 for a house are not going to want to pay that much for a house near a power line. Therefore it drives the price down."

Source: http://homeguides.sfgate.com/much-power-lines-lower-real-estate-value-2979.html

For additional information visit: Southmost Realty, Appraisals & Expert Witness Services offers the full range of litigation related appraisal services in several counties in Texas. Contact us for rapid attention to your specific consultation or appraisal needs in the state of Texas.

You can reach us at (956) 412-1357 or (210) 322-0297.

Email: USAExpert@yahoo.com http://www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com/

 


Posted in:General
Posted by Adelaido (LALO) Gonzales, MBA on May 19th, 2015 11:43 AMLeave a Comment

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The Right Move Starts With The Right Team

 

When you find a home that seems perfect in every way, it's often hard to see beyond your initial impressions. You might not see the crack in the foundation, the school district that isn't up to par, or the potential downside of a backyard pool. You need the guidance of a trusted adviser to help you see what's beyond the surface.

 

What Makes a Market Good for First-time Homebuyers?

 

Maybe you can't relocate to the markets in the new "Top 10 Markets for First-time Homebuyers" list from Realtor.com (although you might already be in one of them!), but the metrics used by Realtor.com to compile the list gives great hints of what to think about if you're considering buying a home in your current area.

 

All of these factors (among others) help real estate professionals determine whether markets favor buyers or sellers, and whether the real estate climate is considered favorable or challenging. They're also factors you can look into, too, as you start researching your options for buying a home. 

But every market is unique. And when you're ready to start the home buying process fully understand the market conditions in your area is to talk to a real estate agent who knows.

 

 

How much is my house worth, has your city bounced back in today’s real estate market ?

If you’re curious about your home value, we’ve got tools to help you figure out how much your house is worth. The combination of our property value estimates, our interactive pricing tool and local real estate agents gives you the insight you need to price and sell your home. For more details give us a call..

 


Posted in:General
Posted by Adelaido (LALO) Gonzales, MBA on May 1st, 2015 11:56 AMLeave a Comment

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I WILL NOT SIGN ! GET OUT OF MY PROPERTY AND NEVER COME BACK! I WILL NOT DO THIS TO MY FRIENDS AND NEIGHBORS !

 

REGARDLESS OF WHAT THE WIND INDUSTRY ASSERTS, THE SERIOUS CONCERN FOR PROPERTY VALUES COME FROM PEOPLE WHO THINK THEY MIGHT BE ABLE TO HEAR OR FEEL THE TURBINES ENOUGH SO THEY CANNOT ESCAPE THE NOISE AND VIBRATION EVEN WHEN THEY ARE JUST TRYING TO ENJOY THEIR PROPERTY, AND ESPECIALLY WHEN THEY ARE TRYING TO GO TO SLEEP. FOR A HOME AFFECTED BY THIS SORT OF PROBLEMS THE REDUCTION IN VALUE MIGHT BE VERY LARGE INDEED, CERTAINLY INTO DOUBLE DIGITS AND IN THE WORST CASES APPROACHING 100% . THIS IS WHAT HOME OWNERS REALLY FEAR.

IN THE 2007 BURCH V. NEDPOWER MOUNT STORM, LLC DECISION, A WEST VIRGINIA COURT FOUND THAT WIND FARMS CAN CONSTITUTE A NUISANCE TO NEARBY LANDOWNERS. EVEN THOUGH THE STATES PUBLIC SERVICE COMMISION APPROVED THE FACILITY, THE COURT RULED THAT SUCH APPROVAL DOES NOT OVERRULE THE COMMON LAW OF NUISANCE. ACCEPTED CAUSES OF NUISANCE INCLUDE NOISE, EYESORE, FLICKER AND STOBE EFFECTS OF LIGHT REFLECTING FROM BLADES, POTENTIAL DANGER FROM BROKEN BLADES, ICE THROWS, AND REDUCED PROPERTY VALUES.


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