INTERNATIONAL LISTINGS Worldwide Luxury Real Estate

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1. derrikd
   September 11, 2007

   thanks for the note. we try to be “interesting” if not at least entertaining.

2. derrikd
   September 11, 2007

   i noticed the links in “Topics Covered in this List” are all broken or pointing to the wrong URL

3. Craig Schiller
   September 11, 2007

   Brian,

   Well now… first thank you thank you thank you. I am honored to be listed here. I do love sharing my ideas on staging and marketing.

   I know this market is a tough one… but there is tons of great info out there for aggressive Realtors and Stagers to sift through to help them.

   YES the sifting takes time. But with the help of people like you doing some of the footwork and creating reference lists like this… it can only help get this stuck market unstuck.

   I applaud you… and thank you too.

   Craig Schiller
   Real Estaging – Chicago

4. Roberta Murphy
   September 11, 2007

   Brian:

   What an impressive list and monumental effort! I consider it a real honor to be listed with such fine company–and thank you for the inclusion.

   You are missing an international real estate category, though. For that I nominate http://www.intlistings.com

   Thanks again!

5. The Schmoozer Is A Top 100 Real Estate Blog! | The Real Estate Schmoozer
   September 11, 2007

   […] Check Out the other Top 99 Real Estate Blogs Here! Sphere: Related ContentIf you enjoyed this post, make sure you subscribe to my RSS feed! […]

6. News?
   September 11, 2007

   Great list! Have to question #78 though. Putting a blog in the “News” category that hasn’t had a post for two months seems….. odd….

   But 99 out of 100 isn’t bad.

7. David G from Zillow.com
   September 11, 2007

   Great list! Thanks for including ZillowBlog – we’re flattered.

8. Interested Bystander
   September 13, 2007

   Thanks for this list. It’s amazing. Might I, however, suggest two other sites? Flipping Frenzy (http://www.flippingfrenzy.com) does a great job of covering the real estate fraud space, and Get Flipping (http://www.getflipping.com) is another site that deserves mention (it provides a wealth of tips and warnings for anyone interested in flipping homes legally).

9. magnus
   September 16, 2007

   Brilliant, thanks for putting my blog on your list. I’m honoured to be on top 100 list!

10. Apella
    September 24, 2007

    Thank you as it is an honor to be listed. I wanted to let you know that I have refered to this list already and will again. You have a wonderful list and I would like to thank you for educating me to many of the blogs featured. I have added a couple to our blog roll and you will once again be mentioned in future postings.

    What you have done is help further educate not just my self but countless bloggers, readers and consumers and for that your list will be around for many many days. Thank you again and Please Keep Up The Great Work!

11. Work at Home Moms and Dads Carnival - Edition #5
    September 24, 2007

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12. Clearwater Beach Real Estate
    September 29, 2007

    Thank you for a great list of blogs to check out for more info. I can’t even begin to imagine the time it took to research this.

13. LadinVentures
    September 29, 2007

    Thanks for the pros on your list! Keep up the good work on your site!

14. NWLiving
    October 02, 2007

    Very interesting list, how do you find time to put such a lengthy list together. there were many sites that I kind of expected to see, but were not anywhere to be seen. Was there a certain criteria you were using rather than listing the most obvisous…The heavily visted blogs instead. Never the less, I did enjoy it and might have to include a short post to link to your blog list.
    Thanks

15. linda
    October 06, 2007

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16. William Johnson GRI CRS e-PRO
    October 07, 2007

    Thank you for this great list. I plan on visiting each of these sites. Thank you again for a remarkable effort. In time, I hope that I will warrant making your list as well one day. A worthy goal!

17. Bill Gassett
    October 21, 2007

    What a great list. I have read quite a few of these blogs. This list will keep me busy for a while reading what I am sure to be some very interesting reading.

18. Toby & Sadie
    October 24, 2007

    Great listing on the real estate industry. I think you did miss one segment — placebloggers. These are the people that talk about a place and only a little about real estate in their blogs. Teresa Boardman is the queen of placeblogging and I think (and I’ll admit to being biased) it is the best way to market and promote real estate on a local level.

19. camelOne
    November 04, 2007

    Very nice this blog =)

20. Rick Marnon
    November 21, 2007

    There are some great sites in here. Thanks for taking the time to put this list together.

21. Jonathan
    December 11, 2007

    Jonathan…

    All I can say is WOW! Extremely nice layouts, awesome graphics and great articles. No matter how many times I come here, I am still impressed by the very professional appearance. Congratulations on a job well done….

22. Peter
    December 13, 2007

    Peter…

    I just wanted to tell you that your site is really awesome and is of a fantastic quality. The content is great and I will be returning….

23. Jack
    December 21, 2007

    Jack…

    Thanks for this, I’m writing an ebook about starting up businesses right now so this post was very informative….

24. Jessie
    December 24, 2007

    Jessie…

    …

25. Aaron
    December 25, 2007

    Aaron…

    I think you are absolutely on track here!…

26. Yuri Mrakadi
    December 25, 2007

    Yuri Mrakadi…

    Thanks for the nice read, keep up the interesting posts…..

27. Jack
    December 25, 2007

    Jack…

    …

28. Sasha Cohen Video
    December 26, 2007

    Sasha Cohen Video…

    I Googled for something completely different, but found your page…and have to say thanks. nice read….

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    January 05, 2008

    mortgage finance…

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31. Tila Nguyen
    January 06, 2008

    Tila Nguyen…

    Man i love reading your blog, interesting posts !…

32. Eric
    January 07, 2008

    Eric…

    That is a very unique way to look at it….

33. Jack
    January 12, 2008

    Jack…

    One notable blogging tool that does not support trackback yet is Blogger. Six Apart started a working group in February 2006 to improve…

34. Bill
    January 12, 2008

    Great site! You can find related info on the following sites:

35. Jules Asner
    January 13, 2008

    Jules Asner…

    I Googled for something completely different, but found your page…and have to say thanks. nice read……

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    January 14, 2008

    marion jones 2000…

    Man i love reading your blog, interesting posts !…

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38. Heath
    January 15, 2008

    Heath…

    With all the talk lately about Mortgage Cycling versus Bi-Weekly…

39. Ernesto
    January 16, 2008

    Ernesto…

    When deciding to write this article, I will give you a brief history…

40. Kade
    January 16, 2008

    Kade…

    Most people know that it is possible to refinance your mortgage andpull…

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42. Gregory
    January 21, 2008

    Gregory…

    After this soaks in, I am sure what you have here is really brilliant….

43. Luke Rummell
    September 23, 2008

    We Need Homebuyers Badly in The Oregon Coast And The Yampa Valley.

44. Christopher B. Kubler, CCIM
    September 27, 2008

    Not one purely commercial site!

45. Mortgage Dictionary
    December 04, 2008

    Thanks for the resources. I especially like your Green Ideas
    list.

46. Abramovicl
    January 13, 2009

    Hi , i have some questions about you desing
    maybe you can give designer contacts?

47. lawton apartments
    March 11, 2009

    since the great real estate bubble went under, i would have to say that even the internet expansion of real estate sites burst since this article was written.

48. Top 50 Real Estate Blogs — Bankling
    April 09, 2009

    […] years gone by. We did just that, as we pored through lists like those at International Listings (Top 100 Real Estate Blogs) and at Real Estate Dispatch (Top 35 Real Estate Blogs). We eliminated the out-of-date blogs and […]

49. TheTruthAbout
    April 25, 2009

    Thanks for including my blog in the list!

50. realbench
    July 15, 2009

    It is an exceptional compilation of the best of breed, thank you for sharing it.

51. realbench
    July 22, 2009

    Is there is list of the blogs to stay away from

52. realbench
    July 22, 2009

    Probably the list needs to be revised every three months

53. realbench
    July 22, 2009

    Or even everything six months

54. Ronald
    July 22, 2009

    The list is great!

55. luis
    July 22, 2009

    Can get we this list in excel format?

56. Mary
    July 22, 2009

    maybe msword format

57. Mary
    July 22, 2009

    or cvs format

58. santamaria
    July 22, 2009

    any eletronic format will do

59. santamaria
    July 22, 2009

    excel, xml, cvs

60. santamaria
    July 22, 2009

    even a plain text file

61. Real Estate Investment Software
    July 22, 2009

    Besides knowing some of the best names in the industry, savvy homeowners and those who seek to purchase houses as residences or as investments might want to use some type of real estate investment software to help them in the analysis of the property.

62. realbench
    July 22, 2009

    The Realbench real estate investment software seems to be a good choice for this task.

63. Real Estate Investment Software
    July 22, 2009

    Thank you, will check into it.

64. Shaktronics » They Liked Us, They Realy, Really Liked Us
    August 05, 2009

    […] some heads these days. Many thanks to the International Listings Blog for naming Shakadoo as one of The Top 100 Real Estate Blogs. If you want to go take a look, we are listed under the Home Improvement section at number 42. The […]

65. Real Estate Investment Software
    August 12, 2009

    Indeed staying informed on the real estate market is essential if one wants avoid the mistakes of the past few years. This information can also be substantiated by the used of real estate investment software to ensure proper assessment of the potential investment.

66. Flat Rate Realty
    August 16, 2009

    The future of Real Estate is here and Now! Keep up with the every changing industry with blogs like this… thanks for keeping everyone in the know!

67. UnderOnePercent
    August 26, 2009

    Fantastic List!Thank you for showing the way to get more benefits in the Real Estate Market.Thank you.

68. DIY Fence Products
    October 28, 2009

    Thanks for this list, especially the home improvement section, I am always trying to find blogs about home improvement to read/network with.

    Keith

69. J Habeeb L. Cropps III
    November 26, 2009

    I whole sale large commercial properties and sometimes I’m asked what is a cap rate. Well here is my answer.* How do you know what a commercial income property is worth?
    * How do you know that you can get your desired return on your investment?
    * Is there a way to calculate the maximum you can pay for an investment and still achieve your investment goals?
    This article will answer these questions and more about valuing income property.

    Many real estate investors determine the value of an income property by using the capitalization rate, aka cap rate. It is probably the one most misused concept in real estate investing.
    While brokers, sellers, and lenders are fond of quoting deals based on the cap rate, the way it is typically used, they really shortcut the true use of a valuable tool. A broker prices a property by taking the Net Operating Income (NOI), dividing it by the sales price, and voila!–there’s the cap rate.
    Example:
    Say the property has an NOI of $125,000, and the price is $1,125,000.
    $125,000/ $1,125,000 = 11.1% cap rateBut what does that number tell you? Does it tell you what your return will be if you use financing? No. Does it take into account the different finance terms available to different investors? No. Then just what does it show?
    What the cap rate above represents is merely the projected return for one year as if the property were bought with all cash. Not many of us buy property for all cash, so we have to break the deal down, usually by trial and error, to find the cash on cash return on our actual investment using leverage (debt).

    Then we calculate the debt service, subtract it from the NOI, and calculate our return. If the debt terms, loan-to-value, or our return requirement change, then the whole calculation must be performed again. That’s not exactly an efficient use of time or knowledge.
    Brokers are fond of quoting a “market cap rate.” This is an effort to legitimize an assumption, but it is flawed in its source. As a comparison tool it is almost impossible by any means to find out what other properties have sold for on the basis of the cap rate.

    In order to correctly calculate a cap rate, and get an apples to apples comparison, you must know the correct income and expenses for the property, and that the calculations of each were done in the same way explained below.

    This information is not part of any public record. The only way to access the information would be to contact a principal in the deal, and that just isn’t done because the information is confidential.

    A broker may have the details of several deals in the marketplace, and if there is enough information about enough deals, the information may rise to the level of a market cap rate. But few brokers are involved in enough deals in one market to have that much information.
    So the conventional wisdom becomes a range of cap rates for property types, which may or may not apply to the property you are looking at, and certainly does not take into account your own return requirements.

    So what do you do when you’ve found a property that looks promising, and the broker tells you the cap rate is 11.1% and you better act fast? How do you know if it is worth pursuing?
    For years, I immediately jumped in the car to take a look, and then started crunching numbers making assumption after assumption to arrive at some estimated value. The truth is I was guessing. I wasn’t looking at the right numbers. There is a better way. It is not a magic bullet, but it is a powerful tool to use in gauging value.
    What’s it worth to you?

    The real question is not how much I (or another investor, or even an appraiser) value a property at. Nor is it the value from a cap rate estimated in the market. It’s the value at which YOU can attain YOUR investment goals, that is reflective of YOUR borrowing power, and gives you an intelligent starting point for the analysis.
    I promise you if you learn how to do this, it will give you a leg up on 90% of the brokers and investors out there. Critical to this calculation is that the NOI is figured consistently with industry norms. The generally accepted definition of NOI is:
    Gross Income – Operating Expenses = NOI

    Please note that the operating expenses do not include debt service or the interest component of debt service. Obviously, the income and expenses must be verified, or all calculations that flow from them will be flawed. Verifying the income is usually easier than the expenses. Rent roll analysis and a contract contingency for tenant estoppels letters at closing can settle the income stream conclusively.

    On the expense side, normal due diligence includes verifying with third party suppliers as many of the expenses as possible. But take care evaluating the operating expenses to uncover any anomalies that exist under the present ownership.

    Owners often take a management fee that may or may not be market based; maintenance expenses may or may not include labor charges; items such as “office expense,” “professional fees,” or “auto expense” (I love that one myself!) may or may not be property specific.
    In short, before accepting the NOI presented, understand what is behind the numbers. This is known as “normalizing” the numbers. You can also tweak the numbers to reflect the way you will own and manage the property.

    No two investors will own and operate a property the same way. It is entirely possible for two investors to look at the same property and come up with two different NOIs, and two widely divergent values, and both are right.
    That’s why appraisers use comparable sales, replacement value, and the income approach as part of a three-pronged method in estimating value. They make the appraisal representative of the market conditions and the typical requirements of investors and lenders active in the market.

    The third method, the income approach, is usually given the most weight. That method is also known as the “band of investment” method of estimating the present value of future cash flows. It addresses the return required on both equity and debt, and leads to what can be called a derived capitalization rate. Deriving your cap rate

    The best way to get an initial value (after I am reasonably certain that the NOI is accurate) is the derivative capitalization rate. It requires two more pieces of information: You have to know the terms of financing available to you and the return you want on your investment.

    We then use these terms for both debt and equity to indicate the value at one precise point in time–the instance of when the operating numbers are calculated–to derive the cap rate that reflects those terms. (The value in future years is another discussion.) Deriving a cap rate works like a weighted average, using the known required terms of debt and equity capital.

    The bank’s return: the loan constant
    Let’s start with the finance piece. We need to know the terms of the financing available. From that we can develop the loan constant, also called a mortgage constant. The loan’s constant, when multiplied by the loan amount, gives the payment needed to fully repay the debt over the specified amortization period.

    IT IS NOT AN INTEREST RATE, but a derivative of a specific interest rate AND amortization period. When developing a derivative cap rate, one must use the constant since it encompasses amortization and rate, rather than just the rate.

    Using just the interest rate would indicate an interest only payment and distort the overall capitalization process. The formula for developing a constant is: Annual Debt Service/Loan Principal Amount = Loan Constant.

    You can use any principal amount for the calculation, then calculate the debt service and complete the formula. The constant will be the same for any loan amount. For example, say your bank says they will generally make an acquisition loan at a two points over prime, with twenty-year amortization, with a maximum loan amount of 75% of the lower of cost or value.

    Say prime is at its current 4.5%. That means the loan will have a 6.5% interest rate. Using a payment calculator or loan chart, find the payment for those terms. On a loan for $10,000, the annual debt service required is $894.72. Divide that by $10,000 to find the constant.
    894.72/10,000 = .08947
    Using the terms given then, the loan constant for that loan would be .08947 (I usually round to four or five digits. Depending on the exactness desired, you can use as many as you like.)
    The answer will be the same if you use $100,000 or any other number as the principal amount. (One hint: do not use a principal number with less than five digits, because the rounding will affect the outcome.)
    You might note here that the mortgage constant is basically the lender’s cap rate on his piece of the investment. Both the mortgage constant and “cash-on-cash” rates for equity are “cap” rates in their basic forms. A cap rate is any rate that capitalizes a single year’s income into value (as opposed to a yield rate).
    Your return: cash-on-cash return

    The next step is to provide for the return on the equity. Start with the return you want on your money: Say the cash-on-cash return you are seeking is 20%. The cash-on-cash rate is also known variously as the equity dividend rate, equity cap rate, and cash-throw-off rate.
    It represents the cap rate to the equity position, and to keep things simple we will call it the equity constant. If an investor puts in $30,000 and requires a 20% pre-tax return, then his annual cash in the pocket after paying the mortgage (but before income taxes) would have to be $6,000. In this case, the equity constant is .20.
    Put it all together: Weighted average

    Each of these cap rates is then weighted based on the loan-to-value ratio of each of the debt and equity positions to build the “overall cap rate.” The formula looks like this:
    (LTV debt ratio x mortgage constant) + (LTV equity ratio x equity constant) = derived cap rate

    To finish the example, using the mortgage terms given above, and the desired 20% cash on cash return, the following would be the overall cap rate with a 75% loan-to-value on the debt component:
    (.75 x 0.08947) + (.25 x 0.20) = .1171
    or
    .0671 + .05 = .1171
    To convert to a percentage, move the decimal two places, and therefore, under the stated conditions, the required cap rate for the property (income stream) is 11.71%. Using the normalized NOI figure, then the indicated value is calculated with this formula:
    NOI/Cap Rate = Maximum Purchase Price
    For the original deal above, the value would be calculated thusly to attain the desired return:
    $125,000/11.71% = $1, 067,464
    The asking price of $1,125,000 is very close to my target of $1,067,464. This is a deal that would definitely be worth hurrying to take a look at. Had the deal been priced at a 10% cap rate, or $1,250,000, then I might still take a run at it since my price is within ten to fifteen percent of the list price.
    In a normal market, California aside, most sellers do not expect the property to sell for the asking price.

    Not a magic bullet
    Now please note that I said at the beginning that this is a starting point. It is not the end all and be all of valuation, nor should it be. That doesn’t exist.

    Many factors can influence the value of an income property both up and down. Some of the most important include deferred maintenance; security of the income stream (strength of the tenants and length of the leases); comparable sales in the area; general economic and market conditions; and local market conditions.

    All these factors speak to the relative risk and effort involved in the continuance of the income stream, and must be investigated during the due diligence. As the instability or cost of any of those factors increases, I would increase the required return on my cash invested to offset the increased risk taken and the increased effort required to mitigate that risk.

    Increase the required return and the cap rate changes, and so does the price. At this point you are writing your own paycheck. This is a powerful tool if understood and applied correctly. Play around with some alternative scenarios of returns, loan terms, rates, etc. and you will see the effect of changing different parts of deal structure.

    You should now see why it is so critical to verify EXISTING income and expense BEFORE establishing value. This little exercise also shows why I harp all the time on no two investors coming up with the same value for the same property. DO NOT use this as a “magic bullet” and stop your analysis after the calculation.

    I cannot stress enough the importance of performing thorough due diligence in commercial income properties. That alone is what determines the difference between being a true “investor,” and the next “don’t-wanter” seller.
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    About the author…
    Ray Alcorn is the CEO of Park Real Estate Inc., a real estate development and investment firm based in Blacksburg, Virginia. The company owns and manages a portfolio of retail, office, and hospitality properties.

    Ray generously hosts our Commercial Real Estate discussion forum, where he answers questions and and participates in discussions with other commercial real estate investors.

    In his home study course, The Dealmakers Guide to Commercial Real Estate, Ray shares a lifetime of experience investing in commercial real estate.

    This book provides real-world information written by a true dealmaker, including how to identify opportunities, determine value, and how to structure deals for maximum returns. It is an invaluable resource for creating and building wealth in commercial properties of all types.
    The Dealmakers Guide to Commercial Real Estate

    Ray Alcorn is the CEO of Park Real Estate Inc., a real estate development and investment firm based in Blacksburg, Virginia. The company owns and manages a portfolio of retail, office, and hospitality properties.
    Ray generously hosts our Commercial Real Estate discussion forum, where he answers questions and participates in discussions with other commercial real estate investors.

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    March 17, 2010

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    May 19, 2010

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    August 27, 2010

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100. Real Estate NJ
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