The Southern Designer

Feature Friday|Cute & Compact| Under 1500 SQ.FT.

noreply@blogger.com (The Southern Designer, LLC) — Fri, 07 May 2010 15:47:00 +0000

Total Living: 1446 Square Feet

Cute and compact! This four bedroom house has everything: comfortable rooms, generous cabinets, and closet space to spare. Add the optional extended porch and fireplace to make this an ideal getaway or vacation home. It is just waiting for a family to fill its large rooms with furniture.

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The Earthship

noreply@blogger.com (The Southern Designer, LLC) — Fri, 12 Mar 2010 16:50:00 +0000

An Earthship is a radically sustainable home made of recycled materials.
Electricity is from the sun with solar panels and wind with wind modules.
Water is caught on the roof from rain and snow melt.
Sewage is treated on site in interior and external botanical planters.
Heating and Cooling is from the sun and the earth.
Food is grown inside and outside.
Earthships are constructed with recycled materials and perform as expected in any part of the world, in any climate and still provide you with what you need to survive.
Earthship Biotecture is a global company, based on 40 years of research and development by Michael Reynolds, principal architect of Earthship Biotecture.
*From http://www.earthship.net

What is popular this week? 1000-1300 Square Foot House Plans!

noreply@blogger.com (The Southern Designer, LLC) — Fri, 12 Mar 2010 15:27:00 +0000

See what is popular this week. House Plans from 1000-1300 square feet.
View Here

Frequently Asked Questions About the First-Time Home Buyer Tax Credit

noreply@blogger.com (The Southern Designer, LLC) — Mon, 01 Mar 2010 15:54:00 +0000

Frequently Asked Questions
About the First-Time Home Buyer Tax Credit

The Worker, Homeownership, and Business Assistance Act of 2009 has extended the tax credit of up to $8,000 for qualified first-time home buyers purchasing a principal residence. The tax credit now applies to sales occurring on or after January 1, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract is signed by April 30, 2010, a home purchase completed by June 30, 2010 will qualify.

For sales occurring after November 6, 2009, the Act establishes income limits of $125,000 for single taxpayers and $225,000 for married couples filing joint returns.

The income limits for sales occurring on or after January 1, 2009 and on or before November 6, 2009, are $75,000 for single taxpayers and $150,000 for married taxpayers filing joint returns.

The following questions and answers provide basic information about the tax credit. If you have more specific questions, we strongly encourage you to consult a qualified tax advisor or legal professional about your unique situation.

Who is eligible to claim the $8,000 tax credit?
First-time home buyers purchasing any kind of home—new or resale—are eligible for the tax credit. To qualify for the tax credit, a home purchase must occur on or after January 1, 2009 and on or before April 30, 2010. For the purposes of the tax credit, the purchase date is the date when closing occurs and the title to the property transfers to the home owner. A limited exception exists for certain contract for deed purchases and installment sale purchases. See the IRS website for more detail.

However, the law also allows home sales occurring by June 30, 2010 to qualify, provided they are due to a binding sales contract in force on or before April 30, 2010.

Persons who are claimed as dependents by other taxpayers or who are under age 18 are not qualified for the tax credit program.
What is the definition of a first-time home buyer?
The law defines “first-time home buyer” as a buyer who has not owned a principal residence during the three-year period prior to the purchase. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse.

For example, if you have not owned a home in the past three years but your spouse has owned a principal residence, neither you nor your spouse qualifies for the first-time home buyer tax credit. However, IRS Notice 2009-12 allows unmarried joint purchasers to allocate the credit amount to any buyer who qualifies as a first-time buyer, such as may occur if a parent jointly purchases a home with a son or daughter. Ownership of a vacation home or rental property not used as a principal residence does not disqualify a buyer as a first-time home buyer.
How is the amount of the tax credit determined?
The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.
Are there any income limits for claiming the tax credit?
Yes. For sales occuring after November 6, 2009, the income limit for single taxpayers is $125,000; the limit is $225,000 for married taxpayers filing a joint return. The tax credit amount is reduced for buyers with a modified adjusted gross income (MAGI) of more than $125,000 for single taxpayers and $225,000 for married taxpayers filing a joint return. The phaseout range for the tax credit program is equal to $20,000. That is, the tax credit amount is reduced to zero for taxpayers with MAGI of more than $145,000 (single) or $245,000 (married) and is reduced proportionally for taxpayers with MAGIs between these amounts.
The income limits for claiming the tax credit were raised when the tax credit was extended. Are the higher limits retroactive?
No. The new income limits are only applicable to purchases occurring after November 6, 2009.

The income limits for sales occuring on or after January 1, 2009 and on or before November 6, 2009 are $75,000 for single taxpayers and $150,000 for married couples filing jointly.
What is “modified adjusted gross income”?
Modified adjusted gross income or MAGI is defined by the IRS. To find it, a taxpayer must first determine “adjusted gross income” or AGI. AGI is total income for a year minus certain deductions (known as “adjustments” or “above-the-line deductions”), but before itemized deductions from Schedule A or personal exemptions are subtracted. On Forms 1040 and 1040A, AGI is the last number on page 1 and first number on page 2 of the form. For Form 1040-EZ, AGI appears on line 4 (as of 2007). Note that AGI includes all forms of income including wages, salaries, interest income, dividends and capital gains.

To determine modified adjusted gross income (MAGI), add to AGI certain amounts of foreign-earned income. See IRS Form 5405 for more details.
If my modified adjusted gross income (MAGI) is above the limit, do I qualify for any tax credit?
Possibly. It depends on your income. Partial credits of less than $8,000 are available for some taxpayers whose MAGI exceeds the phaseout limits.
Can you give me an example of how the partial tax credit is determined?
Just as an example, assume that a married couple has a modified adjusted gross income of $235,000. The applicable phaseout to qualify for the tax credit is $225,000, and the couple is $10,000 over this amount. Dividing $10,000 by the phaseout range of $20,000 yields 0.5. When you subtract 0.5 from 1.0, the result is 0.5. To determine the amount of the partial first-time home buyer tax credit that is available to this couple, multiply $8,000 by 0.5. The result is $4,000.

Here’s another example: assume that an individual home buyer has a modified adjusted gross income of $138,000. The buyer’s income exceeds $125,000 by $13,000. Dividing $13,000 by the phaseout range of $20,000 yields 0.65. When you subtract 0.65 from 1.0, the result is 0.35. Multiplying $8,000 by 0.35 shows that the buyer is eligible for a partial tax credit of $2,800.

Please remember that these examples are intended to provide a general idea of how the tax credit might be applied in different circumstances. You should always consult your tax advisor for information relating to your specific circumstances.
How is this home buyer tax credit different from the tax credit that Congress enacted in early 2009?
The tax credit’s income limits were increased, the documentation requirements were tightened, and the program's deadlines were extended.
How do I claim the tax credit? Do I need to complete a form or application? Are there documentation requirements?
You claim the tax credit on your federal income tax return. Specifically, home buyers should complete IRS Form 5405 to determine their tax credit amount, and then claim this amount on line 67 of the 1040 income tax form for 2009 returns (line 69 of the 1040 income tax form for 2008 returns). Please note that although the Form is titled “First-Time Homebuyer Credit,” this is the correct form for claiming both the $8,000 first-time homebuyer tax credit and $6,500 repeat buyer tax credit.

No other applications are required, and no pre-approval is necessary. However, you will want to be sure that you qualify for the credit under the income limits and first-time home buyer tests. Note that you cannot claim the credit on Form 5405 for an intended purchase for some future date; it must be a completed purchase. Home buyers must attach a copy of their HUD-1 settlement form (closing statement) to Form 5405 as proof of the completed home purchase. In cases where a HUD-1 form is not used, such as for construction of some new homes, you should attach a copy of the certificate of occupancy in lieu of the HUD-1. Homebuyers should be sure to read the instructions for the revised IRS Form 5405 to be sure they meet the new program requirements.
What types of homes will qualify for the tax credit?
Any home that will be used as a principal residence will qualify for the credit, provided the home is purchased for a price less than or equal to $800,000. This includes single-family detached homes, attached homes like townhouses and condominiums, manufactured homes (also known as mobile homes) and houseboats. The definition of principal residence is identical to the one used to determine whether you may qualify for the $250,000 / $500,000 capital gain tax exclusion for principal residences.

It is important to note that you cannot purchase a home from, among other family members, your ancestors (parents, grandparents, etc.), your lineal descendants (children, grandchildren, etc.) or your spouse or your spouse’s family members. Please consult with your tax advisor for more information. Also see IRS Form 5405.
I read that the tax credit is “refundable.” What does that mean?
The fact that the credit is refundable means that the home buyer credit can be claimed even if the taxpayer has little or no federal income tax liability to offset. Typically this involves the government sending the taxpayer a check for a portion or even all of the amount of the refundable tax credit.

For example, if a qualified home buyer expected, notwithstanding the tax credit, federal income tax liability of $5,000 and had tax withholding of $4,000 for the year, then without the tax credit the taxpayer would owe the IRS $1,000 on April 15th. Suppose now that the taxpayer qualified for the $8,000 home buyer tax credit. As a result, the taxpayer would receive a check for $7,000 ($8,000 minus the $1,000 owed).
Instead of buying a new home from a home builder, I hired a contractor to construct a home on a lot that I already own. Do I still qualify for the tax credit?
Yes. For the purposes of the home buyer tax credit, a principal residence that is constructed by the home owner is treated by the tax code as having been “purchased” on the date the owner first occupies the house. In this situation, the date of first occupancy must be on or after January 1, 2009 and on or before April 30, 2010 (or by June 30, 2010, provided a binding sales contract was in force by April, 30, 2010).

In contrast, for newly-constructed homes bought from a home builder, eligibility for the tax credit is determined by the settlement date. To provide proof of purchase, homebuyers must attach a copy of the HUD-1 Form or certificate of occupancy to IRS Form 5405.
Can I claim the tax credit if I finance the purchase of my home under a mortgage revenue bond (MRB) program?
Yes. The tax credit can be combined with an MRB home buyer program. Note that first-time home buyers who purchased a home in 2008 may not claim the tax credit if they are participating in an MRB program.
I live in the District of Columbia. Can I claim both the Washington, D.C. first-time home buyer credit and this new credit?
No. You can claim only one.
I am not a U.S. citizen. Can I claim the tax credit?
Maybe. Anyone who is not a nonresident alien (as defined by the IRS), who has not owned a principal residence in the previous three years and who meets the income limits test may claim the tax credit for a qualified home purchase. The IRS provides a definition of “nonresident alien” in IRS Publication 519.
Is a tax credit the same as a tax deduction?
No. A tax credit is a dollar-for-dollar reduction in what the taxpayer owes. That means that a taxpayer who owes $8,000 in income taxes and who receives an $8,000 tax credit would owe nothing to the IRS.

A tax deduction is subtracted from the amount of income that is taxed. Using the same example, assume the taxpayer is in the 15 percent tax bracket and owes $8,000 in income taxes. If the taxpayer receives an $8,000 deduction, the taxpayer’s tax liability would be reduced by $1,200 (15 percent of $8,000), or lowered from $8,000 to $6,800.
I bought a home in 2008. Do I qualify for this credit?
No, but if you purchased your first home between April 9, 2008 and January 1, 2009, you may qualify for a different tax credit. Please consult with your tax advisor for more information.
Is there a way for a home buyer to access the money allocable to the credit sooner than waiting to file their 2009 or 2010 tax return?
Yes. Prospective home buyers who believe they qualify for the tax credit are permitted to reduce their income tax withholding. Reducing tax withholding (up to the amount of the credit) will enable the buyer to accumulate cash by raising his/her take home pay. This money can then be applied to the downpayment.

Buyers should adjust their withholding amount on their W-4 via their employer or through their quarterly estimated tax payment. IRS Publication 919 contains rules and guidelines for income tax withholding. Prospective home buyers should note that if income tax withholding is reduced and the tax credit qualified purchase does not occur, then the individual would be liable for repayment to the IRS of income tax and possible interest charges and penalties.

In addition, rule changes made as part of the economic stimulus legislation allow home buyers to claim the tax credit and participate in a program financed by tax-exempt bonds. As a result, some state housing finance agencies have introduced programs that provide short-term second mortgage loans that may be used to fund a downpayment. Prospective home buyers should check with their state housing finance agency to see if such a program is available in their community. To date, 18 state agencies have announced tax credit assistance programs, and more are expected to follow suit. The National Council of State Housing Agencies (NCSHA) has compiled a list of such programs, which can be found here.
HUD is now allowing "monetization" of the tax credit. What does that mean?
It means that HUD allows buyers using FHA-insured mortgages to apply their anticipated tax credit toward their home purchase immediately rather than waiting until they file their 2009 or 2010 income taxes to receive a refund. These funds may be used for certain downpayment and closing cost expenses.

Under HUD’s guidelines, non-profits and FHA-approved lenders are allowed to give home buyers short-term loans of up to $8,000. The guidelines also allow government agencies, such as state housing finance agencies, to facilitate home sales by providing longer term loans secured by second mortgages.

Housing finance agencies and other government entities may also issue tax credit loans, which home buyers may use to satisfy the FHA 3.5 percent downpayment requirement. In addition, approved FHA lenders can purchase a home buyer’s anticipated tax credit to pay closing costs and downpayment costs above the 3.5 percent downpayment that is required for FHA-insured homes.

More information about the guidelines is available on the NAHB web site. Read the HUD mortgagee letter (pdf) and an explanation of the FHA Mortgagee Letter on Tax Credit Monetization (pdf). An FAQ about monetization (pdf) is available at the NAHB web site.
If I’m qualified for the tax credit and buy a home in 2009 (or 2010), can I apply the tax credit against my 2008 (or 2009) tax return?
Yes. The law allows taxpayers to choose (“elect”) to treat qualified home purchases in 2009 (or 2010) as if the purchase occurred on December 31, 2008 (or if in 2010, December 31, 2009). This means that the previous year’s income limit (MAGI) applies and the election accelerates when the credit can be claimed. A benefit of this election is that a home buyer in 2009 or 2010 will know their prior year MAGI with certainty, thereby helping the buyer know whether the income limit will reduce their credit amount.

Taxpayers buying a home who wish to claim it on their prior year tax return, but who have already submitted their tax return to the IRS, may file an amended return claiming the tax credit using Form 1040X. You should consult with a tax professional to determine how to arrange this.
For a home purchase in 2009 or 2010, can I choose whether to treat the purchase as occurring in the prior or present year, depending on in which year my credit amount is the largest?
Yes. If the applicable income phaseout would reduce your home buyer tax credit amount in the present year and a larger credit would be available using the prior year MAGI amounts, then you can choose the year that yields the largest credit amount.

How can two unmarried buyers allocate the tax credit if one qualifies for the $8,000 first-time home buyer tax credit and the other qualifies for the $6,500 repeat home buyer credit?
The buyers can allocate the tax credit in any reasonable manner, provided neither claims a tax credit higher than the one they qualify for and the home purchase does not yield a total of more than $8,000 in tax credits. For example, the repeat home buyer could claim $6,500 and the first-time home buyer could claim $1,500. Alternatively, both buyers could claim a $4,000 tax credit.
Does a married couple qualify for any home buyer tax credit in the following situation? Spouse A has lived in and owned the same principal residence for at least five years. Spouse B has lived in and owned the same principal residence for less than five years.
In this situation, the couple does not qualify for any home buyer tax credit. Because the couple is married, the law tests the ownership history of both spouses. Spouse A clearly does not qualify for the $8,000 first-time home buyer tax credit, so neither does Spouse B.

Spouse A does appear to qualify for the $6,500 repeat buyer credit, but because Spouse B has not owned and lived in the same principal residence for at least five years, neither of them can claim the repeat home buyer tax credit.

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Featured Garage Plan

noreply@blogger.com (The Southern Designer, LLC) — Mon, 01 Mar 2010 15:45:00 +0000

SD-8670-64

This garage plan offers a great layout which provides for maximum flexibility. On the first floor, you'll enjoy the ample space provided for your two vehicles as well as a third space under the covered carport. The separate storage area is perfect for locating lawn equipment, tools, etc. Upstairs you'll find much more usable space, including 8 ft. ceilings in the center of the room, which can be used for additional "attic overflow" and/or much needed workspace. Great addition to any home!

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New MultiFamily| Apartment Building| 1 Bedroom/1 Bath

noreply@blogger.com (The Southern Designer, LLC) — Thu, 25 Feb 2010 17:19:00 +0000

10 Unit 1 Bedroom Apartment Plan
SD-8927-92

Each Apartment features spacious living area,

washer/dryer connections, nice kitchen and walk-in closet.

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Cost Efficient Best Seller! 1200 Square Feet, 3/2 Split Plan

noreply@blogger.com (The Southern Designer, LLC) — Tue, 23 Feb 2010 16:03:00 +0000

3 Bedroom/2 Bath 1204 Square Foot Split Plan
Traditional Country home design featuring cost efficient design perfect for any budget. 3 Bedroom, 2 Bath,1204 Square Foot Split Plan. Spacious living area, split bedroom plan, covered front porch, ample storage and built-in shelves in den. FHA and Rural Development Certification available for no additional charge. Modify this plan to create your perfect home. Easy to build and affordable.

Monday's Feature Plan

noreply@blogger.com (The Southern Designer, LLC) — Mon, 15 Feb 2010 16:00:00 +0000

Beautiful 1603 Square Foot Home Design

featuring 3 Bedrooms, 1.5 Baths
Click the image for full details

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*Modifications Available

Featured House Plan

noreply@blogger.com (The Southern Designer, LLC) — Thu, 14 Jan 2010 16:37:00 +0000

Country CharmThis quaint country home feels much larger than 1250 square feet with it's vaulted ceiling and upstairs loft. This is the perfect vacation getaway or home for a small family. 2 Bedroom, 2 Bath. For More Information Click Here. View More Plans Like This

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Apartment Living: Featured Apartment Plan

noreply@blogger.com (The Southern Designer, LLC) — Fri, 08 Jan 2010 15:28:00 +0000

Classic Traditional Styling
SD-1527-92 This apartment plan offers 12 2 Bedroom, 2 Bath Units per Building. Each apartment home features a spacious floor plan with eating bar in the kitchen, full laundry room, walk-in closets in both bedrooms and a private patio.

This design offers many options for a wide range of clientele.

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Newly Added Craftsman under 1500 Square Feet

noreply@blogger.com (The Southern Designer, LLC) — Tue, 05 Jan 2010 15:06:00 +0000

SD-8857-120

This 3 bedroom, 2 bath plan is a builder favorite w/country kitchen & generous storage. Flex room can be a formal dining or living room. Charming elevation featured has a country feel w/ attic dormers. Total Living is 1453 Square Feet

Click images above to view plan at www.southerndesigner.com.

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Digital Catalog Release! Efficiency House Plans

noreply@blogger.com (The Southern Designer, LLC) — Mon, 28 Dec 2009 17:48:00 +0000

The Rick Garner Efficiency Plan Collection
Featuring 1200-1600 Square Foot Homes

View our New Digital Catalog Below!

Click to launch the full edition in a new window.

Southern Comfort

noreply@blogger.com (The Southern Designer, LLC) — Thu, 08 Oct 2009 14:36:00 +0000

One of our best selling homes, this 3 bedroom, 2 bath traditional country plan features a spacious split bedroom floor plan with vaulted ceiling and fireplace in the den, eat-in kitchen and ample storage space. Simple yet comfortable, this 1237 square foot home is sure to please!

Living area: 1237 Total Area: 1691
Designer: Rick Garner
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HOME BUYERS COULD MISS $8,000 OPPORTUNITY

noreply@blogger.com (The Southern Designer, LLC) — Tue, 14 Apr 2009 14:07:00 +0000

HOME BUYERS COULD MISS $8,000 OPPORTUNITY

WASHINGTON, April 13--The National Association of Home Builders (NAHB) is doing everything possible to make sure that first-time home buyers--who make up more than half of American adults planning to buy a home in 2009, according to a recent Move.com survey--know they may qualify for up to an $8,000 tax credit.

"We are pulling out all the stops to let potential buyers know they are in the midst of a true buyer's market," said Joe Robson, chairman of the NAHB and a home builder from Tulsa, Okla. "With the first-time home buyer tax credit, historically low mortgage rates, very affordable home prices and the great selection of homes to choose from, this is the opportunity of a lifetime for many Americans."

Out of all the 2008 tax returns already filed as of March 6, nearly 568,000 have claimed a first-time home buyer credit according to the Treasury Inspector General for Tax Administration, which audits the IRS.

NAHB has created a number of resources to help Americans understand current conditions in the housing market and the advantages of homeownership. The cornerstone is the www.FederalHousingTaxCredit.com Web site, which provides detailed information about the tax credit and has received more than 1.3 million visits in less than two months.

An in-depth video interview with NAHB's staff tax specialist that provides answers to the most frequently-asked consumer questions about the credit has been viewed on YouTube more than 13,000 times since it was posted March 5.

"The rapidly growing popularity of social networking Web sites makes YouTube, Facebook and Twitter ideal communication vehicles to reach technology-savvy first-time home buyers," said Robson.

A brochure for consumers entitled "Opportunity Knocks for Home Buyers" explains the long-term advantages of buying a home, and provides charts showing examples of typical federal income tax savings through the first five years of homeownership. The brochure can be downloaded from NAHB's Web site at www.nahb.org/opportunityknocks.

Eager buyers who don't want to wait for a brand new home to be built have the opportunity to move in much more quickly than in the past, due to a 12.2 month inventory of new homes on the market. But they need to act quickly. The U.S. Commerce Department reported that sales of newly built, single-family homes showed a 4.7 percent gain in February, rising for the first time in seven months.

Another reason buyers need to act soon is the limited time frame of the credit. Qualified buyers must buy the home on or after January 1, 2009 and before December 1, 2009. To learn more about the $8,000 tax credit, go to www.FederalHousingTaxCredit.com.

NS2009-057

ABOUT NAHB: The National Association of Home Builders is a Washington, D.C.-based trade association representing more than 200,000 members involved in home building, remodeling, multifamily construction, property management, subcontracting, design, housing finance, building product manufacturing and other aspects of residential and light commercial construction. Known as "the voice of the housing industry," NAHB is affiliated with more than 800 state and local home builders associations around the country. NAHB's builder members will construct about 80 percent of the new housing units projected for 2009.

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1201 15th Street NW, Washington, DC, 20005
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European Country Styling with Upscale Features!

noreply@blogger.com (The Southern Designer, LLC) — Tue, 24 Mar 2009 15:36:00 +0000

This inviting home has European Country styling with upscale features. The front and rear covered porches add plenty of usable outdoor living space, and include that much-requested outdoor kitchen. Expansive great room includes a beautiful trayed ceiling and features built-in cabinets and a gas fireplace. The spacious kitchen features an oversized island with a large eating bar and breakfast area. The hall bath is equipped with dual lavatories for convenience. The master bedroom has a raised ceiling and opens into the well-equipped bath with dual lavatories, oversized corner jet tub, and large his and her walk-in closets. There is a storage area off the garage for projects and storage. The media/hobby space could be used as a home office, dining room, or playroom. This is a very flexible home with plenty of options to choose from. Make this your family's next home!
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Welcome back to porch swings and yesterday!

noreply@blogger.com (The Southern Designer, LLC) — Tue, 24 Mar 2009 15:21:00 +0000

Home Again! Welcome back to porch swings and yesterday with this classic southern country design! Wrap around porches and dormers give this home just the right touches to make you feel at home. BUT step inside and you will know that this home is designed for TODAY. The Huge Great Room boasts a 10'-0" celing and a wall of windows looking onto the rear covered porch. From the Great Room a 5'-0" high wall seperates the angled bar kitchen from the guests view without closing off the cook. The island holds a drop in downdraft range and built-in convection/microwave combo. A 42" high raised snack bar gives an extra eating area to the Dining Area. The Master Bedroom has french doors looking out onto the rear porch. A spa style bath holds dual sinks, a whirlpool tub and a large custom shower. His and Her closets give this home tons of storage! A wonderful walk-in pantry holds a freezer and all the room you need to store extra grocerys, towels, or extra items for the kitchen. A cute 1/2 bath is tucked close to the laundry room and near the side door for guests. Bedrooms 2 and 3 share a nice size bath. Home Again Welcome back to porch swings and yesterday with this classic southern country design! Wrap around porches and dormers give this home just the right touches to make you feel at home. BUT step inside and you will know that this home is designed for TODAY. The Huge Great Room boasts a 10'-0" celing and a wall of windows looking onto the rear covered porch. From the Great Room a 5'-0" high wall seperates the angled bar kitchen from the guests view without closing off the cook. The island holds a drop in downdraft range and built-in convection/microwave combo. A 42" high raised snack bar gives an extra eating area to the Dining Area. The Master Bedroom has french doors looking out onto the rear porch. A spa style bath holds dual sinks, a whirlpool tub and a large custom shower. His and Her closets give this home tons of storage! A wonderful walk-in pantry holds a freezer and all the room you need to store extra groceries, towels, or extra items for the kitchen. A cute 1/2 bath is tucked close to the laundry room and near the side door for guests. Bedrooms 2 and 3 share a nice size bath.

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View Our Traditional Medium Home Collection

New Charming Craftsman Style Home!

noreply@blogger.com (The Southern Designer, LLC) — Tue, 24 Mar 2009 15:12:00 +0000

Craftsman Charm!

The shake siding and stacked columns give The Holly character that surpasses all others. A charming porch grants you shelter from the storm and welcomes you home. This is an open floor plan with a large Great Room that shares a raised snack bar with the Kitchen/Dining area. The Kitchen has loads of cabinets and you have a place for everything. The Master Bedroom has options galore. Keep the plan as it is and have two walk-in closets and a private bath or use the Optional Master Bath layout that comes with the plan. The Optional Master Bath plan removes one of the walk-in closets and replaces your smaller private bath with a luxury bath. Dual sinks, corner shower and whirlpool tub round out this option. Bedrooms 2 and 3 are nice sized and have lots of storage. The Laundry room is located next to Bath 2, making cleanup a breeze. This home has true star quality with down home charm.

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New Townhouse Plan!

noreply@blogger.com (The Southern Designer, LLC) — Wed, 04 Feb 2009 19:04:00 +0000

A Break From The Ordinary!

Unique exterior styling offers exception from the start! This 4 unit townhouse plan features spacious living area and closet space as well as an upstairs split bedroom plan. An exceptional bonus is the third story loft! This space can be used for anything from family gathering to office space. Click the image below for more information

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Building a New Home

noreply@blogger.com (The Southern Designer, LLC) — Mon, 17 Nov 2008 17:25:00 +0000

Preparation and Planning to Build A New Home

The Southern Designer, LLC would like to provide you with some valuable resources you may find helpful when building your new home. First, we suggest visiting our website, offering over 9000 quality, professionally designed house plans at www.southerndesigner.com! Once you find the plan you like, here are some links and articles that may assist you in the building process:

Federal Housing Tax Credit For First Time Home Buyers

Home Buyer "Opportunity Knocks" Brochure

Find A Builder

If you are shopping for a new home, how can you be sure that it was built so that it does not cause health or safety problems for the members of your household? The answer can be given in two words: building codes.

A building code sets forth requirements to protect public health, safety and general welfare as they relate to construction and the occupancy of a building. These codes include specific requirements for building materials, fire protection, structural design, light and ventilation, heating and cooling, sanitary facilities and energy conservation.

There is no national building code enforced by the federal government. Different areas of the country have different construction methods; the techniques used to build houses in a cold climate will be different than those used in a warm climate. Most construction in the United States is regulated at the local level. Only a few municipalities (mostly major cities) write and revise their own codes. Some states have mandatory statewide building codes.

Building homes is a complicated process, so building codes are often long and complicated. To prevent each local jurisdiction from having to develop its own complicated codes from scratch, there are several major model code organizations that draft codes that local areas can adopt.

The local area has total authority for adoption and enforcement. It may adopt a model code as is, adopt only specific portions, or add some of its own changes.

Code writing is a dynamic process, involving constant interaction between the public and private sectors of the construction industry. Federal, state and local governments and individuals involved in code writing and revision represent the views of labor, management, manufacturers and trade associations, contributing much time and technical expertise to the process.

Building codes do not deal with issues such as the quality of the workmanship and materials.

Consumers are protected in these areas through their warranties. For instance, if a building code inspector is examining a home and sees a gouge in a kitchen floor or counter top, that would not be an item affecting health or safety, and as such would not be covered by a building code.

However, it would be covered in the warranty on workmanship and materials.

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If you're in the market for a new home, you should shop for your builder as carefully as you shop for your home. Whether you are buying a condo, a townhouse, a house in a subdivision, or a custom built house, you want to know that you are buying a good quality home from a reputable builder. Here are a couple of tips to help you choose a builder.

Make A List of Possible Builders
Once you have thought about the type of house you want, you will need to find a builder.

Contact your local home builders' association to obtain a list of builders who construct homes in your area. You can also look on Move.com, NAHB's official new homes listing Web site.

Look in the real estate section of you local newspaper for builders and projects. Looking through the ads and reading the articles can help you to learn which builders are active in your area, the types of homes they are building, and the prices you can expect to pay. Make a list of builders who build the type of home you're looking for in your price range.

Local real estate agents may also be able to help you in your search. Ask friends and relatives for recommendations. Ask about builders they have dealt with directly, or ask them for names of acquaintances who have recently had a good experience with a builder.

Do Your Homework
Once you have a list of builders, how can you find out about their reputations and the quality of their work? The best way to learn about builders is to visit homes they have built and talk with the owners.

Ask builders on your list for the addresses of their recently built homes and subdivisions. Builders may even be able to provide names of some home owners who would be willing to talk with you.

Drive by on a Saturday morning when home owners may be outside doing chores or errands. Introduce yourself and say you are considering buying a home from the builder who built their home. Talk to several owners, and try to get a random sample of opinions. The more people you talk with, the more accurate an impression of a builder you are likely to get. At the very least, drive by and see if the homes are visually appealing.

When you talk to builders and home owners, take along a notebook to record the information you find and your personal impressions about specific builders and homes. Doing so will help you to make comparisons later. Some questions you can ask people include: Are you happy with your home? If you had any problems, were they fixed promptly and properly? Would you buy another home from this builder?

Usually, people tell you if they are pleased with their homes. And if they are not, they'll probably want to tell you why.

Shop For Quality and Value
Look at new homes whenever you can. Home shows and open houses sponsored by builders are good opportunities to look at homes. Model homes and houses displayed in home shows are often furnished to give you ideas for using the space. You may also ask a builder to see unfurnished homes.

When examining a home, look at the quality of the construction features. Inspect the quality of the cabinetry, carpeting, trimwork, and paint. Ask the builder or the builder's representative a lot of questions. Get as many specifics as possible. If you receive the answers verbally rather than in writing, take notes. Never hesitate to ask a question. What seems like an insignificant question might yield an important answer.

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ARM? GPM? PITI? You’d have to be a cryptologist to figure out some of the terms buyers encounter during the home buying process. Doing research on how to buy a house before beginning the process can greatly improve your experience and prepare you for the exciting course ahead. And with this glossary of home buying terms at your side, you can rest easy that your new home won’t get lost in translation.

Adjustable Rate Mortgage (ARM). A loan whose interest rate is adjusted according to movements in the financial market.

Amortization. A payment plan by which a borrower reduces a debt gradually through monthly payments of principal and interest.

Annual Percentage Rate (APR). The annual cost off credit over the life of a loan, including interest, service charges, points, loan fees, mortgage insurance, and other items.

Appraisal. An evaluation to determine what a piece of property would sell for in the marketplace.

Appreciation. The increase in the value of a property.

Assessment. A tax levied on a property or a value placed on the worth of property by a taxing authority.

Assumption. A transaction allowing the buyer of a home to assume responsibility for an existing loan on the home instead of getting a new loan.

Balloon. A loan which has a series of monthly payments (often for 5 years or less) with the remaining balance due in a large lump sum payment at the end.

Binder. A receipt for a deposit paid to secure the right to purchase a home at terms agreed upon by the buyer and seller.

Buydown. A subsidy (usually paid by a builder or developer) to reduce the monthly payments on a mortgage loan.

Cap. A limit to the amount an interest rate or a monthly payment can increase for an adjustable rate loan either during an adjustment period or over the life of the loan.

Certificate of Occupancy. A document from an official agency stating that the property meets the requirements of local codes, ordinances, and regulations.

Closing. A meeting to sign documents which transfer property from a seller to a buyer. (Also called settlement)

Closing Costs. Charges paid at settlement for obtaining a mortgage loan and transferring real estate title.

Conditions, Covenants, and Restrictions (CC and Rs). The standards that define how a property may be used and the protections the developer has made for the benefit of all owners in a subdivision.

Condominium. A home in a multi-unit complex; each purchaser owns an individual unit, and all the purchasers jointly own the common areas, such as the surrounding land, hallways, etc.

Conventional Loan. A mortgage loan not insured by a government agency (such as FHA or VA).

Convertibility. The ability to change a loan from an adjustable rate schedule to a fixed rate schedule.

Cooperative. A form of ownership in a multi-unit complex; the purchasers own shares of the entire complex rather than owning individual units.

Credit Rating. A report ordered by a lender from a credit bureau to determine if the borrower is a good credit risk.

Default. A breach of a mortgage contract (such as not making monthly payments).

Density. The number of homes built on a particular acre of land. Allowable densities are usually determined by local jurisdictions.

Downpayment. The difference between the sales price and the mortgage amount on a home. The downpayment is usually paid at closing.

Due-on-Sale. A clause in a mortgage contract requiring the borrower to pay the entire outstanding balance upon sale or transfer of the property. A mortgage with a due-on-sale clause is not assumable.

Earnest Money. A sum paid to the seller to show that a potential purchaser is serious about buying.

Easement. Right-of-way granted to a person or company authorizing access to the owner’s land; for example, a utility company may be grated an easement to install pipes or wires. An owner may voluntarily grant an easement, or in some cases, be compelled to grant one by a local jurisdiction.

Equity. The difference between the value of a home and what is owed on it.

Escrow. The handling of funds or documents by a third party on behalf of the buyer and/or seller.

Federal Housing Administration (FHA). A federal agency which insures mortgages that have lower downpayment requirements than conventional loans.

Fixed Rate Mortgage. A mortgage whose interest rate remains constant over the life of the loan. The payments are not necessarily level. (See Graduated Payment Mortgage and Growing Equity Mortgage).

Fixed Schedule Mortgage. A mortgage whose payment schedule for the life of the loan is established at closing. The payments and interest rate are not necessarily level.

Graduated Payment Mortgage (GPM). A fixed-rate, fixed-schedule loan which starts with lower payments than a level payment loan; the payments rise annually over the first 5 to 10 years and then remain constant for the remainder of the loan. GPMs involve negative amortization.

Growing Equity Mortgage (Rapid Payoff Mortgage). A fixed-rate, fixed-schedule loan which starts with the same payments as a level payment loan; the payments rise annually, with the entire increase being used to reduce the outstanding balance. No negative amortization occurs, and the increase in payments may enable the borrower to pay off a 30-year loan in 15 to 20 years, or less.

Hazard Insurance. Protection against damage caused by fire, windstorm, or other common hazards. Many lenders require borrowers to carry it in an amount at least equal to the mortgage.

Housing Finance Agency. A state agency which offers a limited amount of below-market-rate home financing for low-and moderate-income households.

Index. The interest rate or adjustment standard which determines the changes in monthly payments for an adjustable rate loan.

Infrastructure. The public facilities and services needed to support residential development, including highways, bridges, schools, and sewer and water systems

Interest. The cost paid to a lender for the use of borrowed money.

Joint Tenancy. A form of ownership by which the tenants own a property equally. If one dies, the other would automatically inherit the entire property.

Level Payment Mortgage. A mortgage whose payments are identical for each month over the life of the loan.

Mortgage Broker. A broker who represents numerous lenders and helps consumers find affordable mortgages; the broker charges a fee only if the consumer fins a loan.

Mortgage Commitment. A formal written communication by a lender, agreeing to make a mortgage loan on a specific property, specifying the loan amount, length of time and conditions.

Mortgage Company (Mortgage Banker). A company that borrows money from a bank, lends it to consumers who want to buy homes, then sells the loans to investors.

Mortgagee. The lender who makes a mortgage loan.

Mortgage Loan. A contract in which the borrower’s property is pledged a s collateral and which can be repaid in installments over a long period. The mortgagor (buyer) promises to repay principal and interest, to keep the home insured, to pay all taxes, and to keep the property in good condition.

Mortgage Origination Fee. A charge by a lender for the work involved in preparing and servicing a mortgage application (usually 1 percent of the loan amount).

Negative Amortization. An increase in the outstanding balance of a loan when a monthly payment is not large enough to cover all of the interest due.

Note. A formal document showing the existence of a debt and stating the terms of repayment.

PITI. Principal, interest, taxes, and insurance (the 4 major components of monthly housing payments).

Point. A charge of 1 percent of the mortgage amount. Points are a one-time charge assessed by the lender at closing to increase the interest yield on a mortgage loan.

Prepayment. Payment of all or part of a debt prior to its maturity.

Principal. The amount borrowed in a loan, excluding interest and other charges.

Property Survey. A survey to determine the boundaries of your property. The cost will depend on the complexity of the survey.

Rapid Payoff Mortgage. (See Growing Equity Mortgage).

Recording Fee. A charge for recording the transfer of a property, paid to a city, county, or other appropriate branch of government.

Real Estate Settlement Procedures Act (RESPA). A federal law requiring lenders to provide home buyers with information about known or estimated settlement costs. The act also regulates other aspects of settlement procedures.

R-Value. The resistance of insulation material (including windows) to heat passing through it. The higher the number, the greater the insulating value.

Sales Contract. A contract between a buyer and seller which should explain, in detail, exactly what the purchase includes, what guarantees there are, when the buyer can move in, what the closing costs are, and what recourse the parties have if the contract is not fulfilled or if the buyer cannot get a mortgage commitment at the agreed-upon terms.

Settlement. (See Closing).

Shared Appreciation Mortgage. A loan in which partners agree to share specified portions of the downpayment, monthly payment, and appreciation.

Tenancy in Common. A form of ownership in which the tenants own separate but equal parts. To inherit the property, a surviving tenant would either have to be mentioned in the will or, in the absence of a will, be eligible through state inheritance laws.

Title. Evidence (usually in the form of a certificate or deed) of a person’s legal right to ownership of a property.

Transfer Taxes. Taxes levied on the transfer of property or on real estate loans by state and/or local jurisdictions.

Veterans Administration (VA). A federal agency which insures mortgage loans with very liberal downpayment requirements for honorably discharged veterans and their surviving spouses.

Walk-Through. A final inspection of a home before settlement to search for problems that need to be corrected before ownership changes hands.

Warranty. A promise, either written or implied, that the material and workmanship of a product is defect-free or will meet a specified level of performance over a specified period of time. Written warranties on new homes are either backed by insurance companies or by the builders themselves.

Zoning. Regulations established by local governments regarding the location, height, and use for any given piece of property within a specific area.

Add a Garage!

noreply@blogger.com (The Southern Designer, LLC) — Wed, 09 Jul 2008 20:35:00 +0000

The Southern Designer offers a variety of garage plans, storage, workshop and RV storage plans. From storage to garage apartments, we have it all! Be sure to visit us when you are ready to add a garage to your home! lick the images to view the plan pages. Click here for our entire garage plan collection.

Duplex Living-New Plan!

noreply@blogger.com (The Southern Designer, LLC) — Wed, 09 Jul 2008 20:22:00 +0000

Craftsman Country Duplex Living

This charming duplex features three bedrooms and two full baths with one half bath. The Large Living Room flows into the Dining area and is located in the rear of the unit, giving a private but open living space. The U-shaped Kitchen with Island opens to the Dining area and a half bath is located on the first level. The Master Bedroom features a luxury bath and a large walk in closet.

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Craftsman Comfort in Style!

noreply@blogger.com (The Southern Designer, LLC) — Wed, 09 Jul 2008 20:10:00 +0000

This inviting Craftsman home is packed with great features. The front and rear covered porches add plenty of usable outdoor living space. Expansive great room includes a beautiful trayed ceiling as well as built-in cabinets and a gas fireplace. The spacious kitchen features an oversized island with a large eating bar and breakfast area. The hall bath is equipped with dual lavatories for convenience. The master bedroom has a raised ceiling and opens into the well-equipped bath with dual lavatories, oversized corner jet tub, and large his and her walk-in closets. There is a workshop area off the garage for projects and storage. The media/hobby space is perfect for a home office. There is also a full basement option that could be used for additional storage or future expansion. This is a very flexible home with plenty of options to choose from. Make this your family's next home!

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A Guide to Buying Eco-Friendly Homes

noreply@blogger.com (The Southern Designer, LLC) — Thu, 26 Jun 2008 15:32:00 +0000

A Guide to Buying Eco-Friendly Homes
By Kelli B. Grant
Article From Smart Money

WITH HOME PRICES falling and energy costs soaring, buying green real estate has never made more sense — or been so affordable.

Five years ago, anyone who wanted to build an environmentally-friendly home could expect to pay a premium of 11% to 25%, depending on just how green they wanted to go. Now, they'd pay just 3% to 5%, says Jim Amorin, vice president for the Appraisal Institute, a professional trade organization. Those extra costs can easily be offset by the long-term savings1 on electric and other utility bills these homes offer. Just using an energy-efficient furnace or boiler could save you $570 annually, according to the Department of Energy.

Another selling point: While the average U.S. home lost 5.7% of its value in 2007, eco-friendly homes have held their value, even appreciating in price. Come sale time, a green property typically appraises for 10% to 15% higher than comparable conventional homes, depending on region and which upgrades were made, says Amorin.

All these factors have made buying an eco-friendly home much more attractive to prospective buyers. Green homes are expected to account for 10% of new home construction in 2010, up from 5% in 2005, according to McGraw-Hill Construction, a market researcher.

From the use of recycled materials in the flooring to the mere installation of a water-saving toilet, what qualifies as "green" will vary by consumer, neighborhood and home builder. "There are some builders who claim a property is a green home because they've increased the energy efficiency by 5%. That doesn't excite me," says Alex Pettitt, a green builder and host of Mainstream Green2, a web TV show. Consumers can save that much on monthly utility bills just by switching to Energy Star appliances.

Here are four things you should do while shopping for an environmentally-friendly home:
Be skeptical"The green craze is like when everything was pitched as low fat," says William Hallisky, a vice president with Meridian Design, a New York-based architectural firm. "Sure, something may be energy efficient or eco-friendly, but compared to what?" Before you ooh and aah over the new low-flow toilet or compact-fluorescent lighting touted in a listing, consider if it's really an upgrade and worth the added expense. "You can't even buy a toilet that isn't low-flow anymore," he points out.

Uphold standardsPlenty of home builders will tout their environmental standards when selling you an eco-friendly home. But if you want to compare to the ultimate brass ring in green building, rank the home against the so-called Leadership in Energy and Environmental Design certification, says Michelle Mathews, vice president for green housing specialist KJM Real Estate in Los Angeles. The U.S. Green Building Council, a Washington, D.C.-based nonprofit, developed LEED to encourage sustainable building practices. To be certified, new homes must be created with minimal impact on the environment and its resources. That includes producing less wasted building materials, using less energy and releasing fewer toxins and pollutants. Although it's unlikely you'll own a LEED home in the near future — there are just 400 certified nationwide — the guidelines make for a handy comparison reference against builders' own certification programs or individual properties.

Know the local building codesWhen hunting for a green home, talk to someone from the buildings department of the city or town that the home is located in. Local codes may require all renovated or newly built homes to incorporate certain green features, such as passive solar lighting (south-facing windows), insulated heating pipes or drought-resistant landscaping. Sarasota County in Florida, for example, requires all new homes to be built to rigorous LEED standards. Knowing the required minimum will help you know what to expect and whether features are truly an upgrade worthy of an elevated price.

Employ specialistsLook for a real estate firm or individual broker specializing in eco-friendly properties. They can help you cut through the hype and accurately assess how valuable the home's green features are in comparison with those available in other properties nearby. To find one, use the search feature at EcoBroker.com3, a realtor certification program. "That designation tells you they understand what a green home is, what features to look for and what questions to ask," says Pettitt.

Consider locationGoing green doesn't stop at your front door. You're less likely to use that greenhouse-gas-emitting car if you're within easy distance of restaurants, stores, schools and other services. Type an address into Walkscore.com4 to see how friendly your neighborhood is to walkers, bikers and public-transportation devotees. The Environmental Protection Agency's "Where You Live5" feature alerts you to problems within your zip code, from toxic chemical soil contamination to air and water pollution.

Getting Green to Go GreenMore often than not, a home that's eco-friendly will be pricier than its traditional counterpart. But if you're determined to go green, a so-called energy-efficient mortgage can help finance the purchase.

Energy-efficient mortgages are federally recognized loans that increase buyer borrowing power in exchange for committing to energy-saving measures. These mortgages tend to be for larger amounts than what might otherwise be offered, with the idea that lower energy bills more than offset the increased monthly mortgage payments. "You pay as you save," explains Doris Iklé, founder of CMC Energy Services, an energy audit company. If the home is already energy efficient, these loans stretch your debt-to-income borrowing ratio and increase your maximum loan amount. If you're planning to upgrade an inefficient home, you can build the project costs into your mortgage.

Qualifying for an energy-efficient mortgage is another matter, cautions Iklé. For starters, you'll need to obtain your mortgage through specific affordable-housing lenders: Fannie Mae, Freddie Mac, the Federal Housing Administration or the Veteran's Administration. You must also secure a Department of Energy Home Energy Rating (average cost: $100 to $300) that documents the potential for significant savings with improvements. Check the yellow pages for an energy audit company certified in the rating system.

Using Natural Light

noreply@blogger.com (The Southern Designer, LLC) — Thu, 26 Jun 2008 15:27:00 +0000

Using Natural Light
By Josh Peterson

Article from Planet Green

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The sun is the source of life. It thanklessly powers the planet. Almost every creature on earth is dependent on the sun. There are some weirdo animals that live in the ocean that survive off of geothermic energy, but they just do that to be different. Humans, however, even the melancholy ones that listen to goth rock, need sunlight. On Renovation Nation, we have seen plenty of homes that utilize natural lighting.

The benefits of natural lighting are many. It increases the aesthetic beauty of a home, decreases energy costs and the stuff is healthy. It literally contains a vitamin. A vitamin that falls out of the sky, you can't beat that.

Sunlight provides vitamin D. That's just great. Vitamin D prevents many types of cancers, helps with depression, obesity, diabetes and osteoporosis. You only need like fifteen to thirty minutes of sunlight a day to give you the health benefits; so it is also convenient.
Natural lighting can also decrease your energy costs. By lighting a room with natural light, you can decrease your heating bills. Letting more light in inevitably lets more heat in. If you want to get fancy, you can buy windows that have heat-trapping or heat-reflecting glazes. This allows you to let light in and control where the heat goes.

Natural light looks nice. Not only is it practical and economical to rely on natural lighting, it also pretty. You can't go wrong. The next time you renovate or remodel, keep natural light in mind.

Garage Apartment Plan!

noreply@blogger.com (The Southern Designer, LLC) — Thu, 26 Jun 2008 14:39:00 +0000

The perfect garage apartment plan!

Featuring 2 bedrooms, 1 bath, spacious living area and kitchen, this above garage apartment is perfect for the child starting college who wishes to be closer to home or for those times when family and friends come for a visit! Below the apartment is parking for two vehicles. This can also be modified to a workshop, storage or for any other use you may have!

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