text:
Case Shiller Home Price Index
For March 2010:
"Home Prices Edge Down as Tax Credit Fails to Lift Market"
"Home prices fell in March from the previous month, signaling that temporary tax credits for buyers weren't enough to buoy the housing market."
"Nationally, prices have climbed nearly 3 percent from their April 2009 bottom. But they remain nearly 31 percent below their July 2006 peak.
In the first quarter of 2010, U.S. home prices fell 3.2 percent compared with the fourth quarter. "
New York one year change: -2.4%
Case Shiller has almost nothing to do with the Manhattan market because it doesn't include co-ops. In this borough, we've seen strength going from 4Q 2009 to 1Q 2010.
ali r.
DG Neary Realty
Does a 1000 point plus drop in the stock market have anything to do with Manhattan RE? how about a fall in the euro eliminating foreign buyers. Wage reductions? Increased supply? Increased taxes? Bank reform? Increasing interest rates? Increasing Maint fees?
Is there any "economic" indicator that is positive for Manhattan RE? If I could bet on a continued price drop I would.
Let me respectfully disagree with your assertion.
For the record, your disclaimer could be expanded, as the Case-Shiller Index (CSI) ALSO excludes condos and multi-family buildings - so yes, it is far from the perfect measure of Manhattan RE. For that matter, it also excludes the sales of NEW RE as there is no reference point to gauge its value.
Nonetheless, among the statisticians I know CSI NY is considered the best index for gauging the change in values in the NY Metro RE market. If you can provide an alternative, I would be happy to consider it. The only other measures out there (see Jonathon Miller) are for average and median value of certain Manhattan properties, but average and median have more to do with changes in the composition of the market than they do with change in valuation across time. Until you provide an alternative to CSI NY, I intend to use it as the best measure of change in RE valuation across time which is available.
For the record, CSI NY (NOT Seasonally Adjusted) hit another 6 year low with the data released today. The last time the index was lower (than the March 2010 value of 169.42 released today) was April 2004.
I know that you personally believe that the Manhattan market is going up, but I fear that you suffer from what statisticians refer to as the "Lake Wobegon" effect. ("Where all the children are above average...")
CSI NY (Non-Seasonally Adjusted) Since Jan 2004 (Note that there is a lag in the release of data, so the data released this morning is for MARCH 2010, not April.)
January 2004 163.63
February 2004 164.92
March 2004 166.61
April 2004 168.30
May 2004 170.52
June 2004 172.90
July 2004 175.74
August 2004 177.93
September 2004 179.79
October 2004 181.90
November 2004 183.69
December 2004 185.16
January 2005 187.19
February 2005 189.29
March 2005 192.17
April 2005 194.10
May 2005 195.96
June 2005 197.77
July 2005 199.86
August 2005 202.33
September 2005 204.83
October 2005 207.64
November 2005 210.30
December 2005 212.68
January 2006 213.50
February 2006 214.47
March 2006 214.33
April 2006 214.97
May 2006 215.57
June 2006 215.83
July 2006 215.25
August 2006 214.34
September 2006 214.09
October 2006 214.29
November 2006 214.24
December 2006 213.79
January 2007 212.78
February 2007 212.52
March 2007 212.40
April 2007 211.62
May 2007 210.51
June 2007 209.49
July 2007 208.37
August 2007 207.18
September 2007 206.39
October 2007 205.54
November 2007 204.38
December 2007 202.09
January 2008 200.44
February 2008 198.31
March 2008 196.52
April 2008 194.72
May 2008 194.23
June 2008 194.74
July 2008 193.70
August 2008 193.48
September 2008 191.66
October 2008 189.66
November 2008 186.52
December 2008 183.45
January 2009 180.93
February 2009 177.84
March 2009 173.60
April 2009 170.69
May 2009 171.17
June 2009 172.37
July 2009 174.15
August 2009 175.44
September 2009 175.10
October 2009 174.55
November 2009 172.68
December 2009 171.86
January 2010 171.38
February 2010 170.57
March 2010 169.42
1stQ '09 $1259
2ndQ '09 $1056
3rdQ '09 $ 996
4thQ '09 $1051 sales 2473
1stQ '10 $1038 sales 2384
Not sure exactly what your seeing Ali.
I think you need to take "in contracts" figures as more "wishful thinking."
In this borough, we've seen stubborness to hanging around $1000 per sq ft. Not unlike a 10K Dow.
Not to worry
We should have a cavalcade of rich Euro-Trash here this summer buying up all the excess inventory and driving Manhattan Re prices through the roof with their chunky Euro...
Oh wait...that can't be right.
As of today Mr.Shiller and myself will have a extra pair of clean underwear with us at all times.
sisyphean, saying that an index that doesn't include co-ops and condos is "the best we can do" to gauge value is like saying my weight is a predictor of my income. There might actually be a relationship, but surely I can use more straightforward measures -- like going out in the marketplace and seeing what I'm selling -- to predict my income.
Similarly, I think that even my individual market experience is worth something when we're talking about the Manhattan market. How much it's worth is obviously debatable, but I do posit that it's worth more than Case Shiller, because at least I can see a leg of the elephant, and Case Shiller is talking about a zebra.
Case-Shiller looks at single-family houses, of which, frankly, there are not a lot on the Upper West Side or in Battery Park, and even fewer that trade. I understand that you guys think I'm biased because I'm in the industry and I'm a bull, but I honestly think paying attention to the resale price of houses in Marble Hill, if you want to figure out what's happening to a two-bedroom Yorkville apartment, is beyond silly.
beastbron, I think your "wage reductions" probably is the best tracking indicator of any that you mentioned, because long-term, RE does indeed follow jobs. However, if you want to make the bear case for Manhattan RE, jobs and wages have to stay down for the next few years, and I'm not sure that's going to happen.
But I freely admit that I don't have a crystal ball.
ali r.
DG Neary Realty
I heard somewhere that Case-Shiller includes data from Wayne, NJ. I also read somewhere that what happens today in Wayne, NJ will help us predict what will happen in Manhattan on this day two years from now.
only 2% of the sales market in Manhattan are single family homes. So Case Shiller only includes 2% of Manhattan sales, not to mention that those 2% are a meaningless amount of the total Metro NY area sales. So the index essentially ignores Manhattan - but sure, go ahead and use it. Go ahead and bid 2.4% less for that Manhattan co-op than it would have sold for 1yr ago and see how far you get.
Average price of a coop a year ago (2ndQ '09) $917 psqft
Co-ops for sale
in Manhattan
We found 5,935 listings
Median price: $695,000 Median size: 900 ft² Median price per ft²: $800
Information on Manhattan
"Well, certainly a better predictor than the data the bulls used which was"
Well the bears have used all of the following as a predictor of Manhattan real estate and have been wrong:
1) Strengthening of the Euro
2) Lower bonuses
3) A global financial meltdown
4) Miami
5) Price to rent
6) Lower rents
7) it will happen next year / month / day
8) China
9) Case-Shiller
10) Brooklyn
11) no reason
12) made up economic conclusions
13) cap rates
14) gold
15) lemmings
16) toilets
17) cherry picking three of four sentences out of articles to support a lopsided claim
18) any press that said things were bad (while discrediting the same press that said things are good)
19) chocolate prices in Brazil
20) banking moving to Charlotte
21) everyone moving out of Manhattan
22) the end of the world
23) the art bubble
24) tax increases
25) Obama
26) Wayne, NJ
27) Chicago
28) No more hedge funds
29) retail banks changing compensation at investment banks
30) and another 100 reasons that have been wrong.....
wow truth, i've been giving you too much credit - you do understand the difference between average and median, right? From that same report you linked to - Median price of a co-op: $649,000.
I would say LMFAO, but I get no pleasure from outsmarting a 5th grader
swe, we know you're not too bright, but JuiceMan isn't claiming that these things never happened (because yes, China actually does exist, as does Obama). He's listings things that have been pinpointed as catalysts for real estate prices moving sharply in one direction or the other (mostly way way down though). Some (though not all) are indeed worthy of being mocked.
swe, just waiting for the 50% off that everyone was predicting.
There is no way the real estate market is going anywhere but down. Has anyone seen any positive economic indicators lately?
juice - you forgot about skyrocketing interest rates, especially once the Fed stopped buying mortgage notes. that's my personal favorite catalyst for the impending doom.
Printer I most certainly do.
1)Of course a field of 728 does get you closer to a truer average instead of the countless examples on this forum of a) is so much b)is so much c) is so much d) is so much
2)THe report cites AVERAGE price per square foot, not MEDIAN price per square foot. It also has BOTH average sales price(1,068,726) and median sales price(649,000)
SO even on direct comparison of median CLOSINGS price of a year ago at $649,000 and a current makret snapshot SE listings..............
We found 5,935 listings
Median price: $695,000 Median size: 900 ft² Median price per ft²: $800
Information on Manhattan
...............at $695,000 for ASKING median prices today, a 6.7% difference is clearly damn close. Certainly when you consider the average between final asking and final sale (median or not) to fall in the minus 8/10% range.
The fact that you think one couldn't get an apartment for 2.4% less than it would have gone for 1 year ago, is downright full retard. With a cherry on top.
BTW, when manhattan finally (2, 3 years from now?) starts heading north in price, you'll be quoting from the same millersam report. ANd I'll be happy when that happens. I don't want this city to fail.
It's just I know it's going nowhere until it properly corrects. The sooner the better.
so - to set the record straight: here are all of the ways in which the Case Shiller Index is NOT applicable to Manhattan
case shiller has a condo index which includes new york city.
well if you understand the difference, then shame on you for purposely conflating the figures.
but even so, you are not apples/apples, as SE are current asks, whereas M-S #s are for already closed. And there is a substantial time lag, as you well know, not to mention the meaninglessness of asking prices. So the more accurate way to figure out the difference between where stuff traded in Q209 and Q210 will be to wait for the Q310 report and compare that to the Q309 report.
very sloppy stuff
Why Case-Shiller is useless for Manhattan (quotes Jonathan Miller, Urbandigs, and streeteasy)
der - you're right, there's a condo-only index but ... guess what: no co-ops in it .... AND that's not the index that's most often cited (in fact, I don't feel like I've ever seen it cited) That's where the issue comes in: you see headline numbers in the NYT, curbed, Real Deal, etc. all referring to this index in which: condos are not included, coops are not included, new dev is not included, multi-family homes not included ... that leaves all of 1% of the market left, if that
OK class - sit up straight and pay attention to the teacher! I'm not sure where to start since so many of the students posting here seem to lack a grasp of basic social research methods and terminology.
Ali, Juiceman, Honeycrisp, et al. - before you make any more comments here in class, you need to do your homework and read the following piece on "Longitudinal Studies" especially in regards to how they differ from "Cross-sectional Studies."
While the Lake Wobegon effect is clearly visible here, and each of you (and everyone else for that matter) is certainly well above average in your understanding of statistical methods, in your own very unique and unsophisticated way, you keep arguing that the Case-Shiller Index is a VERY bad "cross-sectional" study because it doesn't include Coops. Well, CSI was NOT designed to be a "cross-sectional study," it was DESIGNED to be a "longitudinal study."
So even though you are ALL well above average, none of you comprehend the difference between longitudinal and cross-sectional analysis which is the subject of this thread/exam, so I am forced to flunk all of you. If you like, you can call me names, come up with yet more spurious analogies, spew additional non sequiturs, throw in some new canards, and point out more extraneous and irrelevant factoids. None of this will change the fact that CSI is the ONLY longitudinal study of home price valuations we have for the NY Metro.
If and when you've done your homework, and have learned what a longitudinal study is intended to do, you can then come back to class and try to explain to the teacher why Coops and Condos in Manhattan have MAGICALLY behaved differently in their price valuations over the past few years than single family dwellings in the same metropolitan area.
Class dismissed.
now do we have to get into the differece between correlation versus causation? really?
honeycrisp, because case shiller condo index is an index without a monatary unit, it won't matter (to any real degree) that coops aren't covered.
"Class dismissed."
This post wins the donkey meat award for crap percentage per sentence. If I sat in a classroom with you sisyphean, you would have wads of spitballs in your hair and a wedgie so bad you would burp fruit of the looms.
If you'll notice, Im always referring to miller sams q reports primarily. I am not a fan of Case Shiller and you never see me posting that material.
Unfortunately, streeteasy's ASKING price median tallies are the best available for a daily snapshot of the NYC market. With all the inherent flaws,duplicate listings, missing square footage, particularly on coops which let's face it are the lower half of the equation which would bring the average even lower)the field is still 12,000 entries making the median quite close to an accurate real average. You cannot ignore that or dismiss it as readily as you do.
THat the median ASKING average is $800 per sq ft off last year's $917 closing prices is significant. And I didn't start the conversation off of last years closing to today, but my responses to it were apropos.
But ultimately, im all about what Miller Sams Q3 will bare. But that info isn't until July. So make due with what we have.
And I'll take flawed median numbers over broker shil reporting or ever increasing failed in contract figures.
At the risk of personalizing my critique - which I don't mean to do as you strike me as a perfectly charming albeit statistically-challenged individual - I remain curious as to why it is, if Case Shiller NY Metro is wrong about Manhattan Coop valuations, that you ASSUME that Case Shiller errs on the low side???
You ASSERT (based upon personal experience) that Manhattan is doing BETTER than CSI NY indicates, but it strikes me that the available data would indicate that Manhattan is doing WORSE than the rest of the NY market (given the presence of so many high-end properties which aren't covered by conforming loans.)
To the best of my knowledge you live on the West Side of Manhattan. Go to the Miller Samuel web site (URL below) and look at the absorption rates for April 2010 on the West Side.
Because of the collapse of the Jumbo Mortgage market most properties above $1.5M are stone cold. On the West Side every condo and coop for $2M has more than the historical level of inventory. Usually 8 months or lower is considered a "healthy" market, yet every $2M category is at BEST 10 months. The $10M Coops are at 5 YEARS of inventory!
The ENTIRE Las Vegas market, currently the worst hit RE market in the country, is currently estimated to have a 10 month supply - so every $2M category on Manhattan's West Side is WORSE than Vegas.
What's been selling are low-end property covered by conforming mortgages and to a lesser extent the tax break - but the tax break is gone.
You refer to the "strength" of the Manhattan market, but your odds of selling off all that inventory are better in Vegas...
CSI NY (Non-Seasonally Adjusted) Since April 2004 (Note that there is a lag in the release of data, so the data released this morning is for APRIL 2010, not May.)
April 2004 168.30
May 2004 170.52
June 2004 172.90
July 2004 175.74
August 2004 177.93
September 2004 179.79
October 2004 181.90
November 2004 183.69
December 2004 185.16
January 2005 187.19
February 2005 189.29
March 2005 192.17
April 2005 194.10
May 2005 195.96
June 2005 197.77
July 2005 199.86
August 2005 202.33
September 2005 204.83
October 2005 207.64
November 2005 210.30
December 2005 212.68
January 2006 213.50
February 2006 214.47
March 2006 214.33
April 2006 214.97
May 2006 215.57
June 2006 215.83
July 2006 215.25
August 2006 214.34
September 2006 214.09
October 2006 214.29
November 2006 214.24
December 2006 213.79
January 2007 212.78
February 2007 212.52
March 2007 212.40
April 2007 211.62
May 2007 210.51
June 2007 209.49
July 2007 208.37
August 2007 207.18
September 2007 206.39
October 2007 205.54
November 2007 204.38
December 2007 202.09
January 2008 200.44
February 2008 198.31
March 2008 196.52
April 2008 194.72
May 2008 194.23
June 2008 194.74
July 2008 193.70
August 2008 193.48
September 2008 191.66
October 2008 189.66
November 2008 186.52
December 2008 183.45
January 2009 180.93
February 2009 177.84
March 2009 173.60
April 2009 170.69
May 2009 171.17
June 2009 172.37
July 2009 174.07
August 2009 175.26
September 2009 174.92
October 2009 174.43
November 2009 172.68
December 2009 171.89
January 2010 171.42
February 2010 170.59
March 2010 169.38
April 2010 168.95
A few comments on the latest data.
NY Metro is now down in both the Seasonally Adjusted and Non-Seasonally Adjusted data for 8 straight months.
Nationally, CSI actually went up in April. NY Metro continued to go down. NY peaked later than most markets. It looks like other markets that peaked earlier are bouncing along the bottom, but even the expiration of the tax credit can't seem to change the direction of the NY Metro market.
Oh and to all those folks who insist that CSI is irrelevant to Manhattan because Manhattan is magic and somehow manages to go in the opposite direction pricewise than the rest the NY Metro - good luck with that!
hey, down only 1% year over year? if renting wasn't cheaper than buying these numbers would be hard to swallow for those on the sidelines. fortunately still it's a much better deal to rent than to buy though, carrying costs are too high (many times, they are more than half of my rent) and will keep on going higher imho.
Today's Case Schiller stats are distorted due to the housing tax credits. I would tend to discount the increases as due to government distortions of the housing market.
i'm kind of anxious to see how prices react to higher mortgage rates, but it looks like we will have to wait (maybe even a couple of years) to see that. it'll have to be a big blow though, as rents will not go higher imho without job creation and stagnant wages.
the public sector had just started cutting wages and firing in ny and nyc. wonder what effect that move has over rents.
For April 2010:
"Home Prices Rose Sharply in Final Days of Tax Credit"
"Single-family home prices unexpectedly climbed in April from March, driven by a final sales push before tax credits expired, but signs of a sustained recovery have yet to emerge ()"
"The S&P composite index of home prices in 20 metropolitan areas for April rose 0.4 percent on a seasonally adjusted basis after a downwardly revised 0.2 percent drop in March"
"On an unadjusted basis, prices gained 0.8 percent in April following March's 0.5 percent drop."
The 20-city index rose 3.8 percent in April from a year earlier ()"
"Other reports have shown sales of new homes sank by a record 32.7 percent in May to the lowest level since record keeping began in the early 1960s, and existing home sales unexpectedly fell 2.2 percent in May.
Applications to buy homes hover at 13-year lows."
Also, note that the CSI NY Metro data shown above puts us back to April 2004 prices.
CSI NY Metro NSA went up to 170.45 for May 2010.
For May 2010, we're back up to April 2009 pricing. I think it would be a good bet that June 2010 CSI will go up as well, after that, all bets are off.
January 2009 180.93
February 2009 177.84
March 2009 173.60
April 2009 170.69
May 2009 171.17
June 2009 172.37
July 2009 174.07
August 2009 175.26
September 2009 174.92
October 2009 174.43
November 2009 172.68
December 2009 171.89
January 2010 171.42
February 2010 170.59
March 2010 169.37
April 2010 169.07
May 2010 170.45
Yes, numbers were good. In most areas of the country foreclosure inventory will limit further gains and maybe see a slight reverse. Manhattan does not have the foreclusure inventory so we may continue to do ok.
"May home prices gain but no sustained recovery"
"The 20-city composite price index rose 0.5 percent on a seasonally adjusted basis in May after an upwardly revised 0.6 percent gain in April, topping the 0.2 percent rise forecast in a Reuters poll.
Prices on an unadjusted basis jumped 1.3 percent in May, after a 0.9 percent April gain and declines in the six prior months. The index increased 4.6 percent in May from a year earlier, S&P said.
"While May's report on its own looks somewhat positive, a broader look at home price levels over the past year still does not indicate that the housing market is in any form of sustained recovery," David M. Blitzer, chairman of the Index Committee at Standard & Poor's, said in a statement."
I think you're on the right track with your postings but I'll quibble anyway.
While I'm not overly optomistic about price trends in the NYC Metro after the expiration of the tax credit, the effects of which we won't see until 3rd Quarter closings, I do think you have to acknowledge that the tax credit has helped revive what had been a moribund RE Market. According to CSI, the NYC market has been more or less flat for the last year after having been in freefall.
Your original post stated that the tax credit didn't lift the market, and your latest post states there is no "sustained" recovery. Since you cite the word sustained, I think it fair to say the freefall (before the tax credit*) would almost certainly have been self-sustaining - more underwater homeowners, more foreclosures, more unemployment, more bank failures, et cetera. RE prices may start falling again both nationally and in NYC, but it has given banks and individuals time to repair their balance sheets so the jury is still out whether RE goes into freefall again - especially with interest rates low for the moment.
Long term, the RE market depends upon a lot of other factors that I'm not capable of predicting...
*NB: I have MAJOR problems with the housing tax credit, but it did help pull the RE market out of a freefall - a freefall that would have certainly fed upon itself.
"Case-Shiller: June Home Prices Rise 4.2%, But Beware The Tax Credit"
"A 4.2% gain in June (and 4.4% gain in Q2) is better than expected, but as S&P is noting, there's likely a major impact from the tax credit, which has since expired."
New York MSA:
2010 Q2 from 2010 Q1 2010 Q1 from 2009 Q4
1.3% from 0.7% 0.9% from 0.7%
Buy now or be priced out forever!
Forget Case Shiller....Question of the month or end of month will be...Does the average price per square ft on the upcoming 3rd quarter Miller Sams report crack below $1000 per sq ft.
I would think not but the recent flood of FIdi new development closings in the 800/900 per sq ft range may bring it down.
It's gonna be close.
truthskr10 -- which buildings are you referring to? [side question -- personally I think hi-rise wmburg with views in that price range, especially with balconies, is way nicer than fidi, and not much different in transport access, more fun hood.......but wonder what others think]
Well let's see, there's...
20Pine 362 recorded sales: $858 per ft² (avg)
99 John 136 recorded sales: $887 per ft² (avg
111 Fulton 147 recorded sales: $848 per ft² (avg
Note: Sales totals are taken from the buildings SE page and is a total since sales opened for the building, not for the quarter, but the totals avg price let's you know units in the building are going near those numbers now.
I hate Fidi but Williamsburg? Really? I mean maybe the Edge but still.
For July 2010: "Case-Shiller: "Home Prices Stable in July" "
"( ) the annual growth rates in 16 of the 20 MSAs and the 10- and 20-City Composites slowed in July compared to June 2010. The 10-City Composite is up 4.1% and the 20-City Composite is up 3.2% from where they were in July 2009. For June they were reported as 5.0% and 4.2%, respectively. Although home prices increased in most markets in July versus June, 15 MSAs and both Composites saw these monthly rates moderate in July."
"Prices probably declined just about everywhere in July, but this will not be evident in the Case-Shiller index until next month since the Case-Shiller index is an average of three months."
For August 2010: "Case-Shiller: Home Price declines widespread in August"
"The Composite 10 index is off 29.2% from the peak, and down 0.2% in August(SA).
The Composite 20 index is off 28.8% from the peak, and down 0.3% in August (SA)."
"Prices increased (SA) in only 1 of the 20 Case-Shiller cities in August seasonally adjusted. Only New York saw a price increase (SA) in August, and that was very small."
"Prices are now falling - and falling just about everywhere. And it appears there are more price declines coming (based on inventory of anecdotal reports).
NYC was up!
Thanks for posting!
As for NY Metro CSI, the actual NSA data for the last few months follows:
April 2010 168.90
May 2010 170.48
June 2010 172.85
July 2010 174.98
August 2010 175.27
(If you compare previous numbers in this thread, you will note minor changes in the data. CSI makes backward revisions.)
While the NY metro CSI index will probably start to decline when they release the September data in a month, given 4 straight months of increases, I think the market stands a reasonable chance of being flat for the year...
For September 2010: "Case-Shiller: Broad-based Declines in Home Prices in Q3"
"Case-Shiller Home Price Indices ... show that the U.S. National Home Price Index declined 2.0% in the third quarter of 2010, after having risen 4.7% in the second quarter. Nationally, home prices are 1.5% below their year-earlier levels. "
"Prices increased (SA) in only 1 of the 20 Case-Shiller cities in September seasonally adjusted. Only Wash, D.C. saw a price increase (SA) in September, and that was very small.
Prices in Las Vegas are off 57.6% from the peak, and prices in Dallas only off 8.1% from the peak.
Outlook from Core Logic:
"CoreLogic: House Prices declined 1.9% in October"
"We are continuing to see the weakness in home prices without artificial government support in the form of tax credits. The stubborn unemployment levels and seasonality are also coming into play," said Mark Fleming, chief economist for CoreLogic. "When you combine these factors with high shadow and visible inventories, the prospect for a housing recovery in early 2011 is fading."
"The index is down 3.93% over the last year, and off 30.2% from the peak."
For October
"Home Prices Weaken Further as Six Cities Make New Lows"
"Data () show a deceleration in the annual growth rates in 18 of the 20 MSAs and the 10- and 20-City Composites in October compared to what was reported for September 2010. The 10-City Composite was up only 0.2% and the 20-City Composite fell 0.8% from their levels in October 2009. Home prices decreased in all 20 MSAs and both Composites in October from their September levels. In October, only the 10-City Composite and four MSAs %u2013 Los Angeles, San Diego, San Francisco and Washington DC %u2013 showed year-over-year gains."
"Prices are now falling - and falling just about everywhere. As S&P noted "six markets %u2013 Atlanta, Charlotte, Miami, Portland (OR), Seattle and Tampa %u2013 hit their lowest levels since home prices started to fall in 2006 and 2007". More cities will join them soon."
"Metro" New York was down 1.6% from September to October and down 1.7% year-over-year October.
Yes, it is "metro," but it does give some insight as to what is happening in the region...which does influence Manhattan.
A lot of smart people are expecting a double-dip, albeit one which is smaller than the first plunge. Prices seem to be rolling over again. And volume is down sharply.
http://www.standardandpoors.com/servlet/BlobServer?blobheadername3=MDT-Type&blobcol=urldocumentfile&blobtable=SPComSecureDocument&blobheadervalue2=inline; filename=download.pdf&blobheadername2=Content-Disposition&blobheadervalue1=application/pdf&blobkey=id&blobheadername1=content-type&blobwhere=1245281640766&blobheadervalue3=abinary; charset=UTF-8&blobnocache=true
Are the New York numbers seasonally adjusted? Looks to me like normal seasonal variation(i.e. FLAT)
I'm guessing that the numbers are not seasonally adjusted as there doesn't seem to be any mention of that. I wouldn't think that would be a big deal for October while it could be a big deal for December / January. But that's just my amateur thinking. (I got tired trying to wade through the site.)
Usually the first analysis is more head-line grabbing and then 24 hours later you start seeing the reporting that puts this all in context. I'm holding off on the "sell now or be long now forever" speech.
Case-shiller reports numbers that are not seasonally adjusted (-1.6% for October) in the press release, but if you go on to the charts, both are reported. The adjusted number for NY is -1.5%, not that different.
"ROBERT SHILLER: If House Prices Keep Falling This Fast, The Economy Is Screwed"
"Housing guru Robert Shiller says the decline in October's Case-Shiller house-price index was much worse than expected (over 10% annualized).
He also says that if house prices keep falling this fast, the economy will face "serious reasons to worry" (which, for Professor Shiller, is an apocalyptic statement)."
"CoreLogic: House Prices declined 1.6% in November"
"CoreLogic ... released its November Home Price Index (HPI) which shows that home prices in the U.S. declined for the fourth month in a row. "
"The index is down 5.07% over the last year, and off 30.9% from the peak.
The index is only 1.2% above the low set in March 2009, and I expect to see a new post-bubble low for this index - possibly as early as next month or maybe in early 2011. "
"Case-Shiller: U.S. Home Prices Keep Weakening as Eight Cities Reach New Lows in November"
"Data through November 2010, ( ) show a deceleration in the annual growth rates in 17 of the 20 MSAs and the 10- and 20-City Composites compared to what was reported for October 2010. The 10-City Composite was down 0.4% and the 20-City Composite fell 1.6% from their November 2009 levels. Home prices fell in 19 of 20 MSAs and both Composites in November from their October levels. In November, only four MSAs – Los Angeles, San Diego, San Francisco and Washington DC – showed year-over-year gains. The Composite indices remain above their spring 2009 lows; however, eight markets – Atlanta, Charlotte, Detroit, Las Vegas, Miami, Portland (OR), Seattle and Tampa – hit their lowest levels since home prices peaked in 2006 and 2007, meaning that average home prices in those markets have fallen even further than the lows set in the spring of 2009."
The CEO of Predential Douglas Elliman was quoted as saying, we'll be lucky if we go sideways this year.
That's pretty respectable for a broker.
"House Prices and Months-of-Supply, and Real House Prices"
"A few key points:
• The real price indexes are at post-bubble lows. Those who argued prices bottomed some time ago are already wrong in real terms, and will probably be wrong in nominal terms soon.
• Don't expect real prices to fall to '98 levels. In many areas - if the population is increasing - house prices increase slightly faster than inflation over time, so there is an upward slope in real prices.
• Real prices are still too high, but they are much closer to the eventual bottom than the top in 2005. This isn't like in 2005 when prices were way out of the normal range.
• Prices will probably fall some more and my forecast is for a decline of 5% to 10% from the October 2010 levels for the national price indexes. We will need to watch inventory (and months-of-supply) closely over the next few months to forecast house prices."
Look at the Streeteasy condo index for December! 6.08% against last year, 1.19% against November. What happened to our double dip? Prices up, volume down.
"CoreLogic: House Prices declined 1.8% in December"
"The index is down 5.46% over the last year, and off 31.6% from the peak.
This is the fifth straight month of year-over-year declines, and the sixth straight month of month-to-month declines. The index is only 0.07% above the low set in March 2009 (essentially at the low), and I expect to see a new post-bubble low for this index with the January release. "
Isn't nads a condo index guy?
Inonada - is there a data integrity issue with the SE index?
"Case Shiller Confirms Housing Double Dip Accelerated, 20-City Composite At Lowest Since June 2009"
"As of December, so almost three months ago, the housing double dip was getting increasingly worse. This was confirmed by the latest Case Shiller data, according to which the 10- and 20-City Composites posted annual rates of decline of 1.2% and 2.4%, respectively."
"The 10- and 20-City Composite indices remain above their spring 2009 lows; however, 11 markets – Atlanta, Charlotte, Chicago, Detroit, Las Vegas, Miami, New York, Phoenix, Portland (OR), Seattle and Tampa – hit their lowest levels since home prices peaked in 2006 and 2007. We have seen more markets hit new lows in each of the past three months."
Buy low, sell lower...
And this is with all-time low mortgage rates - wonder what's going to happen when rates hit 7-9%???
speaking of data integrity issues . . .
Home Sales Data Doubted
Realtor Group May Have Overstated Number of Existing Houses Sold Since 2007
By NICK TIMIRAOS
The housing crash may have been more severe than initial estimates have shown.
The National Association of Realtors, which produces a widely watched monthly estimate of sales of previously owned homes, is examining the possibility that it over-counted U.S. home sales dating back as far as 2007.
The data, used by economists, investors and the real-estate industry, could be revised downward this summer.
The group reported that there were 4.9 million sales of previously owned homes in 2010, down 5.7% from 5.2 million in 2009. But CoreLogic, a real-estate analytics firm based in Santa Ana, Calif., counted just 3.3 million homes sales last year, a drop of 10.8% from 3.7 million in 2009. CoreLogic says NAR could have overstated home sales by as much as 20%.
While revisions wouldn't affect reported home-price numbers, they could show that the housing market faces a bigger overhang in inventory, given the weaker demand.
In December, NAR said that it would take 8.1 months to sell some 3.6 million homes listed for sale at the current pace, but the number of months it would take could be even higher if sales are revised down. Any revisions wouldn't have an impact on homeowners, but it could have consequences for the real-estate industry. Downward revisions would show that "this horrific downturn in the housing market has been even more pronounced than what people thought, and people already thought it was pretty bad," said Thomas Lawler, an independent housing economist.
NAR said the data, which are used by economists, investors and the real-estate industry to gauge the health of the housing market, could be revised downward this summer. Lawrence Yun, chief economist at NAR, wasn't specific about whether and by how much the revisions could reduce reported sales, and he raised the possibility that the CoreLogic estimates have understated the number of home sales. "This is a very important issue, and we are looking at it carefully right now," Mr. Yun said.
Economists say any overstatement is the result of difficulty tracking data during market corrections. "This is an economic data issue, not a gaming-the-numbers issue," said Sam Khater, senior economist at CoreLogic. "Any time you get big shifts in the market, the numbers go haywire for a bit."
Over the past decade, a growing number of housing-research firms have sprouted up, offering new ways to track home sales.
CoreLogic, which was spun off from First American Financial Corp. last year, measures sales by tracking property records through local courthouses. The firm says its data covers approximately 85% of all home sales tracked by NAR.
NAR, which is due to report January home sales on Wednesday, uses a sample of sales data reported by local multiple-listing services to calculate monthly changes in sales.
To produce estimates of annual sales, it uses a model that is benchmarked to the figures reported in the decennial U.S. Census. The model requires making certain assumptions for population growth and other measures in between the census surveys.
Those models could have over-counted sales due to recent consolidation among multiple-listing services, which has resulted in those firms having wider coverage of housing markets. NAR's tally could be distorted if the firms "are sending us more home sales because they have a larger coverage area, but without informing us" that their reach has grown, said Mr. Yun.
Because not every home sale goes through a multiple-listing service, NAR must also make additional assumptions. For example, it must estimate what share of transactions are "for-sale by owner," and the housing downturn has sharply reduced that segment of the market. Consequently, the NAR could over-estimate sales if it hasn't properly adjusted for a smaller "for-sale by owner" share, said Mr. Yun.
NAR typically produces revisions of home-sales data at the end of every decade based on the latest Census survey data. But because the 2010 Census didn't ask U.S. residents about home sales, NAR must devise a new way to build its home-sales model.
Several economists approached NAR late last year with questions about its modeling. NAR economists promised to study the issue during a December conference call that included economists from the Mortgage Bankers Association, Fannie Mae, Freddie Mac, the Federal Reserve, the Federal Housing Finance Agency and CoreLogic.
Economists from the Mortgage Bankers Association said they became skeptical after the MBA's index of mortgage-purchase applications appeared to be a less reliable indicator of home sales. The index had been closely correlated to NAR existing home-sales data until 2007. Even assuming a high share of all-cash sales, purchase-loan application data suggests that home sales have been overstated by 10% to 15%, said Jay Brinkmann, the MBA's chief economist.
"If they are off by this much, this consistently, it would be sending the wrong signal to the market," said Mr. Brinkmann.
Downward revisions in existing home sales could have an impact on real-estate related businesses, but economists said it isn't clear that they would have a meaningful impact on the broader economy, which typically relies more heavily on new-home construction to drive growth.
"Inonada - is there a data integrity issue with the SE index?"
I missed this earlier, spinny. You won't find any argument from me here: all signs point to being up around 5-6% from the mid-late 2009 lows.
However, between the 3% required to counteract negative carry and the 1% interest rate difference between when you bought and these late 2010 purchases, I think these late 2010 purchases are sitting much prettier. The value of that 1% interest rate difference is on the order about $100K on a $1M place. It's not like people who bought in 2009 exactly refinanced in 2010. And that's not even getting into what could have been done with the risk capital over the past couple of years.
Think about it: inflation plodded on by 2%, the cost of money dropped by 20%, every other risk asset went up by 50-100%, and this market went up 5-6%. Pretty shabby...
"Home Prices Slid in December in Most U.S. Cities"
"Mr. Shiller, noting the unrest in the Middle East, a large backlog of foreclosed houses, the uncertain future of the mortgage holding companies Fannie Mae and Freddie Mac and proposals to reduce the mortgage tax deduction, saw "a substantial risk" of declines of "15 percent, 20 percent, 25 percent." "
We're doomed, DOOOOOOOMED, I tells ya!*
*Except for prime Manhattan, Park Slope, Williamsburg and LIC. There, it's Party On as normal!
what does the Middle East have to do with the US housing market? Are houses made from oil or something like that?
going lower......
"U.S. Home Values Have Fallen Past The Housing Crash -- Back To 2003 Levels"
"Home values in 25 major cities have fallen to the lowest level in eight years, according to the RPX Composite Index.
That's a definitive double dip.
And from peak, home values are down 34%."
"Housing Wire describes a "nameless, formless crisis" enveloping the housing market."
"CoreLogic: House Prices declined 2.5% in January, Prices at New Post-bubble low"
"CoreLogic ... January Home Price Index (HPI) which shows that home prices in the U.S. declined for the sixth month in a row. According to the CoreLogic HPI, national home prices, including distressed sales, declined by 5.7 percent in January 2011 compared to January 2010 after declining by 4.7 percent in December 2010 compared to December 2009. Excluding distressed sales, year-over-year prices declined by 1.6 percent in January 2011 compared to January 2010 and by 3.2 percent in December 2010 compared to December 2009."
"The index is down 5.7% over the last year, and off 32.8% from the peak.
This is the sixth straight month of year-over-year declines, and the seventh straight month of month-to-month declines. The index is now 1.6% below the previous post-bubble low set in March 2009, and I expect to see further new post-bubble lows for this index over the next few months. "
> what does the Middle East have to do with the US housing market? Are houses made from oil or something like that?
what does public pensions have to do with oil? it's not as if taxpayer's ability to pay is related to ability to commute to work... or wait!
I've read (on CNN, so not too much credibility) that for every $10 increase in the price of a barrel of oil, the US economy gives back .1% of growth. So if the price goes from $70 to $120 a barrel, that's .5% of GDP growth evaporated.
"Case Shiller: Home Prices Off to a Dismal Start in 2011"
"Home Price Indices ... show further deceleration in the annual growth rates in 13 of the 20 MSAs and the 10- and 20-City Composites compared to the December 2010 report. The 10-City Composite was down 2.0% and the 20-City Composite fell 3.1% from their January 2010 levels. "
"Both composite indices are still slightly above the post-bubble low (SA), but the indexes will probably be at new lows in early 2011."
For Calculated Risk to call something "Dismal" is significant. They are not into hyperbole.


text:
Information on the transition from the insurance-based fire services levy to the Fire Services Property Levy.
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Know how to use your consumer rights when purchases go wrong by playing our challenge - Party for your rights.
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When you hire a car, you are entitled to a number of 'consumer guarantees'. Find out how to protect yourself when you hire a car.
Information on how to apply to the Motor Car Traders Guarantee Fund for compensation for a loss suffered after purchasing a car.
The Victorian Supreme Court recently found that private car park operators cannot levy 'parking fines' or prosecute motorists who stay overtime or do not display a ticket. Find out what the decision means for consumers.
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Our free renting app, shopping app, online scams quiz and more.
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Download copies of our research papers.
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Explains the role and responsibilities of the Business Licensing Authority in Victoria and provides contact details.
Useful links and contact details to help you run your business.
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Your rights and responsibilities, how to resolve disputes and where to find help.

subset: commoncrawl


text:
Daniel Pelletier MD
Professor (Adjunct) of Neurology; Chief, Multiple Sclerosis Center and Neuro-Immunology Division; Director, Yale Clinical Neuroscience Imaging Center (CNIC)
Departments & Organizations
Neurology: Multiple Sclerosis and Neuroimmunology | Pelletier Lab
- B.A., Universite du Quebec a Montreal, Quebec, Canada, 1985
- M.D., Universite Laval, 1994
Selected Publications
- Pelletier D and Hafler DA; "Fingolimod in Multiple Sclerosis"; New England Journal of Medicine 2012 Jan;366:339-47.
- Okuda DT, Srinivasan R, Oksenberg JO, Goodin D, Waubant E, Leppert D, Zamvil SS, Lincoln R, Qualley P, George M, DeLoa C, Gomez R, Caillier S, Wang J, Cree BAC, Hauser SL and Pelletier D; "Genotype-Phenotype correlations in multiple sclerosis: HLA genes influence disease severity inferred by 1HMR spectroscopy and MRI measures"; Brain 2009 Jan;132(Pt 1):250-9.
- Baranzini SE, Srinivasan R, Khankhanian P, Okuda DT, Nelson SJ, Matthews PM, Hauser SL, Oksenberg JR, and Pelletier D; "Genetic Variation influences Glutamate Concentrations in Brains of Patients with Multiple Sclerosis"; Brain 2010 Sept;133(Pt 9):2603-2611.


text:
Jaren Kuester gets life in mental facility for triple homicide
A Waukesha man convicted of beating three people to death in a southwestern Wisconsin farmhouse was sentenced Friday to spend the rest of his life in a mental institution.
Before he was sentenced, Jaren Kuester, 31, apologized for the slayings and said he'd lost touch with reality.
"I'm sorry," he said in a statement to the court. "Looking back, I never imagined anything like this happening."
Prosecutors said Kuester broke into the rural farmhouse near Wiota in April and killed the victims with fireplace pokers.
Lafayette County prosecutor Kate Findley said the killings were among the most vicious crimes ever committed in the county. She asked the judge to sentence Kuester to three consecutive life commitments to a mental institution.
» Read Full ArticleProposed Waukesha County Museum redevelopment plan coming before city panel
Proposed changes to the Waukesha County Museum property that includes a four-story apartment complex will come before a city body on Monday.
The city's Redevelopment Authority will review and provide input on the proposed mixed-use redevelopment at its meeting at 6 p.m. April 20 at City Hall. It's the first of multiple city panels that will review the project.
Alan Huelsman, of Berg Management Co., submitted plans to the city on April 10 for a 41-unit apartment complex at the downtown site.
As part of the plan, the developer, Historic Prairieville Limited Partners, would buy the museum's buildings at 101 W. Main St. from the Waukesha County Historical Society and Waukesha County Museum and help preserve the financially-stricken museum.
According to plans submitted to the city, the former 1885 jail on the property, once said to be up for demolition to make way for the apartment building, will now be incorporated into the apartment building. The plans indicate the apartment's main entrance and common area off Martin Street will be in the first floor of the old jail.
» Read Full ArticleCrush wine bar in downtown Waukesha will hold weekend full of events
A wine bar that recently opened in downtown Waukesha will hold a weekend full of events as part of its grand opening.
Paul Kwiecien and Judy Rosynek, along with their spouses, opened Crush wine bar at 378 W. Main St., in March.
The grand opening weekend will be held from April 17-19, with a ribbon-cutting ceremony, live entertainment, complimentary champagne toasts, giveaways and more.
The weekend begins with a ribbon cutting at 4 p.m. Friday, April 17, when State Sen. Paul Farrow, Waukesha Mayor Shawn Reilly and Waukesha County Board Chairman Paul Decker are expected to attend and speak on the importance of small business and community.
Rosynek said business has been strong so far, despite construction going on in front of the shop.
» Read Full Article'Suspicious' fire damages Waukesha home overnight
The Waukesha police and fire departments are investigating an early Friday morning house fire that officials are labeling "suspicious in nature."
According to a news release from police Capt. Ron Oremus, crews were called for a fire at 2:30 a.m. April 17 on the exterior back porch of a single-family residence at 917 Madison Street in the city of Waukesha.
Oremus said the resident was able to extinguish a majority of the fire with a garden hose as officers arrived on scene. Fire department personnel overhauled and extinguished the remaining fire when they arrived, Battalion Chief Mark Sweet said.
Oremus said the resident was unharmed in the incident. Sweet said multiple fire start attempts were found on two sides of the structure along with "criminal damage" to two vehicles parked in the driveway.
According to the daily police log, the vehicles' tires were slashed. The suspect also attempted to start a truck on fire.
» Read Full ArticleTwo seriously hurt in head-on crash in Waukesha County
Two people were seriously injured Thursday in a head-on crash in the Town of Lisbon, according to the Waukesha County Sheriff's Office.
The crash was reported about 9 a.m. on State Highway 164 south of Riverview Drive, according to a news release from the sheriff's office.
According to the release, a 23-year-old Merton man was southbound on Highway 164 when he apparently crossed the centerline and collided with a northbound vehicle driven by 47-year-old Delafield woman.
Both drivers, who were the only occupants of the vehicles, were taken to hospitals, the man by helicopter and the woman by ambulance, according to the release.
The crash remained under investigation.
Waukesha Police Report: April 16, 2015 issue
1 Two batteries were stolen from construction equipment near Fox Run Shopping Center at 2306 W. St. Paul Ave. prior to 6:48 p.m. April 2. The equipment was locked, but the thieves broke the handle off to gain access.
2 A man was looking at sexual material on a computer at the Waukesha Public Library, 321 Wisconsin Ave., at 4:08 p.m. April 2, and would not stop when advised by staff.
3 Police were called to confront a group of youths who were riding on top of a vehicle while video taping it in the parking lot of the vacant Kmart property at 120 E. Sunset Drive at 5:24 p.m. April 2.
4 An intoxicated man was arrested after he almost struck a train while riding his bicycle at 319 Williams St. at 7:31 p.m. April 2.
5 A front door to the Mountain Village apartment complex, 303 Mountain Ave., was damaged prior to 7:31 a.m. April 3.
» Read Full ArticleAttorney requests Slender Man stabbing suspect Morgan Geyser be moved to treatment facility
The attorney for Morgan Geyser is requesting that the 12-year-old charged with nearly stabbing her classmate to death to please the fictitious Internet horror character Slender Man have her bail be reduced and get moved to a facility so she can receive care and treatment.
Anthony Cotton said in his motion filed with the court last week the Washington County Juvenile Detention Center — where Geyser has been confided to — can't meet the needs of Geyser.
Geyser, along with her co-defendant Anissa Weier, allegedly plotted for months to kill their friend, and attempted to carry out the act in May 2014 the morning after a birthday party sleepover at Geyser's house.
A licensed psychologist has testified in court that Geyser has schizophrenia and that Geyser believes she has Vulcan mind control, has an "unyielding belief" in Slender Man as well as auditory perceptual disturbances and distorted perceptions of reality.
"The Washington County Juvenile Detention Center is not designed for long-term placement of a child," Cotton said in his motion. "Because the children's jail is not staffed with full-time mental health professionals, no meaningful treatment plan can be devised to address Morgan's psychotic condition.
» Read Full ArticleWife granted restraining order against former Waukesha County detective
Legal troubles continue to mount for Peter Korns, a former Waukesha County Sheriff's detective.
Korns' wife, Natasha, on April 8 was granted a temporary restraining order against her husband, who last May was suspended from the sheriff's department for misconduct and was a few months later charged with disorderly conduct for his involvement in a domestic dispute in which he allegedly threatened his wife with a hatchet.
Natasha Korns, in a petition for the restraining order, claimed her husband had grown "increasingly angry and abusive" toward her and had threatened one of her coworkers, shown inappropriate photos of her to their children (ages 12 and 15) destroyed her cell phone and threatened her with a blow torch.
"Given (Peter's) recent angry behavior, both in person, at my work and via text messages, I believe an injunction is necessary for my protection," Natasha Korns wrote in the petition.
Circuit Court Judge Ralph Ramirez granted the restraining order the same day the petition was filed, and an injunction hearing is scheduled for April 21, according to online court records.
» Read Full ArticleFormer town of Waukesha chairwoman, resident file ethics complaint against chairman
Town of Waukesha Chairman John Marek says a recent ethics complaint filed against him is a form of "harassment and defamation."
For its part, the complaint alleges that Marek, who was elected to another two-year term on April 7, shows "contempt for following the law."
It mostly stems from land that Marek owns in the portion of the town that is the subject of an incorporation and annexation effort by the neighboring town of Brookfield, a heated political issue that remains unresolved. But the complaint, led by a political rival, makes other allegations as well.
Former town of Waukesha Chairwoman Angie E. Van Scyoc and longtime town resident Sandy Hamm filed the complaint, which was signed by 41 town residents, with the Waukesha County District Attorney's Office on March 30.
Van Scyoc and Hamm say Marek, while in office, has given preferential treatment to his campaign contributors, and that he has misrepresented his personal use of his private email address.
» Read Full ArticleVehicle fire in Waukesha apartment building's underground parking garage creates 'an explosion'
Occupants of an apartment building had to be evacuated, and in some cases rescued, after a vehicle caught fire in an underground parking garage at an apartment Tuesday morning in Waukesha.
According to a news release from Capt. Ron Oremus of the Waukesha Police Department, the Waukesha Fire Department responded to a fire in the lower level of an apartment building at 2104 MacArthur Road.
Acting Assistant Fire Chief Joseph Hoffman said several occupants needed to be rescued from second-floor balconies as the building was being evacuated.
Hoffman said crews from Stations 1 and 4 were able to rescue all of the occupants, including one disabled person from the first floor.
Hoffman said fire crews made an aggressive attack with the crew from Station 3 quickly bringing the fire under control and clearing out the remaining smoke.
» Read Full ArticleWaukesha robotics team stays in top gear in regional competition en route to international event
They won in Wisconsin. They've conquered teams in Illinois. Now, they'll look to win on an even bigger stage.
Waukesha's high school robotics team will be competing in an international meet, the FIRST Robotics Championships, April 22-25 in St. Louis.
The team, called CORE 2062, has earned its spot at this select meet after winning two regional competitions — the Midwest First Robotics Competition Regional earlier this month in Chicago, two weeks after winning the Wisconsin Regional in downtown Milwaukee at the University of Wisconsin-Milwaukee Panther Arena.
At the regional in Chicago, the team was also recognized with an Industrial Safety Award and an Innovation in Control Award.
The team consists of 40 students and 16 mentors.
» Read Full ArticleDiamond Stone headlines 2014-15 All-Suburban Boys Basketball team
Player of the Year
Diamond Stone, 6-10 center, Dominican
McDonald's All-American capped perhaps the most decorated career in Wisconsin history with a fourth state championship. ... Averaged 24.4 points per game on 67 percent shooting, with 11.7 rebounds per game. ... Shot 74 percent from the free-throw line and finished with 74 blocks. ... Wrapped up his career north of 2,000 points. ... Career highlights include the only triple-double in state-tournament history, recorded as a freshman. ... Posted two double-doubles in the state games this year. ... Racked up 43 points and 18 rebounds against Division 1 foe Racine Case in the regular season. ... Committed to Maryland.
Story: Dominican's Diamond Stone left a mark that will be remembered for decades
» Read Full ArticleBrew City Wrestling will honor the late Shawn Weber at Waukesha event
In addition to some intense action in the ring, those who attend a Brew City Wrestling event on Saturday at the Elks Lodge in Waukesha will be helping out a local family.
The event, which begins at 7 p.m., is in honor of Shawn "Webz" Weber, who was one of Brew City Wrestling's top fans.
Weber died on Nov. 28, 2013 from pneumonia at the age of 20.
The price of admission for Saturday's event is $10 and Frank DeFalco, promoter and owner of Brew City Wrestling, said 100 percent of the proceeds will go to Weber's family, who will be at the event.
Doors open at 6 p.m.
» Read Full ArticleOconomowoc man accused of getting high in store bathroom enters plea
locked himself in a discount store bathroom and got high, on April 9 pleaded not guilty to criminal charges in Waukesha County Circuit Court.
City of Waukesha — Cameron Hayes, who allegedlyHayes, 24, of Oconomowoc, is incarcerated in the county jail on a $1,000 bail bond. He also waived his preliminary hearing, according to court records. Hayes' next hearing is scheduled for April 30.
He was charged March 23 with possession of narcotic drugs and misdemeanor bail jumping — both are repeat offenses. If convicted, he could face up to more than four years behind bars and $20,000 in fines.
According to the criminal complaint, police on March 20 responded to a Waukesha Family Dollar after receiving a report concerning a man at that location, later identified as Hayes, who had locked himself in the store's bathroom and who had been vomiting for nearly 90 minutes.
Store employees told police that Hayes had initially walked into the store, grabbed a bottle of cleaner and tried to leave without paying for it, the complaint said. An employee confronted Hayes about the alleged theft, and shortly afterward, Hayes walked to the store's bathroom and began throwing up.
» Read Full ArticleWaukesha Common Council adopts sober server ordinance
Garrett Fox, the general manager of the popular Taylors People's Park restaurant/bar in downtown Waukesha, says he takes great pride in training his employees properly and making sure they are responsible when serving alcohol.
There are times, Fox said, having a drink can be part of the gig as well.
"It's a business based on engagement with customers and staff," Fox said. "(Customers) engage with bartenders and sometimes they want to buy a bartender a complimentary drink as long as it's done responsibly. It's something that keeps business alive."
Moving forward, Fox's bartenders can likely still have a drink or two with these customers. However, they and all other bar employees across the city just now have to be careful not to exceed a 0.08 limit.
The Waukesha Common Council passed a sober server ordinance on April 9 that will require bar employees to stay under the same intoxication threshold that drivers do.
» Read Full ArticleCandidates already emerging for District 33 state Senate seat
The District 33 state Senate seat is not officially open yet, but some candidates are already declaring their intentions for the position.
Just two days after state Sen. Paul Farrow (R-Pewaukee) won the Waukesha County executive position in the April 7 election, Rep. Chris Kapenga (R-Delafield) on April 9 announced his candidacy for the seat Farrow will be vacating.
Others highly regarded in the Republican Party within Waukesha County are also considering runs, and a now-familiar Democrat could also land on the ballot again.
Farrow defeated Waukesha County Supervisor Thomas Schellinger to become the new Waukesha County executive. Farrow is replacing Dan Vrakas, who did not seek another term after a 10-year run as county executive.
Farrow's win opens the door for someone to take over his Senate seat, a position he is expected to resign from after the state budget is passed in a couple months.
» Read Full Article


text:
Anima Christi (Pozzoli, Ettore)
It is unlikely that this work is public domain in the EU, or in any country where the copyright term is life-plus-70 years. However, it is in the public domain in Canada (where IMSLP is hosted) and other countries where the term is life-plus-50 years (like China, Japan, Korea and many others worldwide). As this work was first published before 1923 or failed to meet notice or renewal requirements to secure statutory copyright, it is very likely to be public domain in the USA as well. |
No files submitted.
Sheet Music
Complete score
*#267849 - 2.59MB, 3 pp. - (0) - V/V/28 - 761x⇩
PDF scanned by Unknown
Artaxerses (2013/1/29)
Melodie sacre, Anno VII
Milan: Musica Sacra Bertarelli, n.d.[1903].
Public Domain - Non-PD EU [tag/del]
General Information
Work Title | Anima Christi |
Alternative Title |
Composer | Pozzoli, Ettore |
First Publication | 1903 |
Language | Latin |
Piece Style | Romantic |
Instrumentation | Voice + Organ |


text:
Wireless (Wi-Fi) Internet
We offer free wireless internet to our shoppers at this Simon mall. Any shopper with a Wi-Fi enabled laptop, tablet or smartphone can easily log onto the Wi-Fi network. All shoppers have to do is open their web browser or select "Simon WiFi" (the SSID name) from their available list of wireless networks to get to the Simon Malls Wi-Fi landing page. All shoppers that choose to use the Wi-Fi network at this mall must agree to Simon Wi-Fi Terms & Conditions of Use prior to using this free service. If there are any issues or questions, shoppers and tenants should contact the Wi-Fi network technical support hotline at (888) 726-5930 for assistance.
Foreign Currency Online Ordering with Travelex
Order your travel money online for convenient home delivery. To get started, visit Travelex now.
Indoor Device Charging Stations

You can charge your phone while you are shopping. Conveniently located Device Charging Stations allow visitors to charge their phones, tablets, and other communication devices while enjoying the mall. The Charging Station features comfortable seating - and is the perfect spot to rest and recharge!

There are two locations, by Books-A-Million and at the rear entrance of Women's Macy*s, next to Claire's.

Simon Giftcard®
Give the gift of shopping with a Simon Giftcard, available at Simon Guest Services® in denominations ranging from $20 to $500. There are no fees after purchase and the funds do not expire. The Simon Giftcard can be used anywhere Visa or American Express are accepted. See cardholder agreement for complete terms and conditions.
Accessible Entrance
American Express Giftcards
 Complimentary Wheelchairs: Valid ID Required
 Lost and Found
 Mall Events and Information
 Simon Kidgits Club
 Retailer Giftcards
 Ticketmaster
ATM machines are conveniently located by Simon Guest Services and in the Food Court.
iPhone® & Android™ App
The Simon Malls Mobile App can help you find your favorite stores, dining and entertainment options at the Simon Mall nearest you. You'll also be able to check out the latest deals and events available at your favorite mall right from your phone. And there are many more features designed to enhance your shopping experience including mall maps & gift card balance check. Download the free app from the App Store℠ for iOS powered devices or from Google Play™ for Android powered devices today. iPhone is a trademark of Apple Inc., registered in the U.S. and other countries. App Store is a service mark of Apple Inc. Android and Google Play are trademarks of Google Inc.
Lost and Found
For information on Lost and Found items - contact Edison Mall's Guest Services located by the main entrance B near Books-A-Million or you may also call 239-939-1933.
Mall Walking
Walkers are encouraged to walk Edison Mall on a daily basis, Monday through Saturday starting at 9am and Sunday at 10:30am in a temperature-controlled environment. Walking the interior of the mall once is the equivalent to walking over 1 mile.

Handicapped parking is available.
Simon Kidgits Club

Simon Kidgits Club is a paid-membership club targeted at kids ages 3-8. There is a $5 annual membership fee per child. Upon enrollment, each member will receive a Simon Kidgits Club membership card and T-shirt. Edison Mall will host monthly events for you and your child.

The benefits of joining Simon Kidgits Club include: A birthday postcard and gift!, special offers from mall stores, premiums at events, free spin on Spin Wheel during each visit to the mall and much, much more!

Visit Guest Services for details or visit simon.com/kidgits and click on Edison Mall!

Strollers can be rented from one of the three Kiddie Kruzzer units. Locations: In front of JCPenney at Entrance C, Entrance D Near Macy's Men's store, and Entrance G near Dillard's. Cost is $5.
Ticketmaster, the world's leading live entertainment ticketing company, now has a retail location at select Simon® Malls, including Edison Mall, at the Guest Services Booth. You can access event information and purchase tickets at Guest Services, to a wide range of venues and entertainment options, including sporting events, museums, theaters, performing arts and family shows. Did you purchase tickets from Ticketmaster online? Be sure to bring current photo identification and the credit card that you used to make your online purchase and you can conveniently pick them up at Edison Mall's Guest Services. Stop by Simon Guest Services for all of your Ticketmaster ticketing needs.
Wheelchairs (Complimentary)
Wheelchairs are available at Edison Mall's Guest Services booth. It is located just inside our main entrance, B. There is no charge for use of a wheelchair, however we do require one form of photo ID.

Enhanced Cellular Connectivity
This property features enhanced cellular connectivity that improves the signal strength and brings the cell phone tower inside of the mall.


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Light as a feather and soft as silk, the Patagonia Women's Capilene 1 SW Stretch T-Shirt wicks moisture, dries quickly and feels great against your skin. It excels when worn alone on a run or hike and doubles as a baselayer for cool weather sports.
Patagonia grew out of a small company that made tools for climbers. Alpinism remains at the heart of a worldwide business that still makes clothes for climbing – as well as for skiing, snowboarding, surfing, fly fishing, paddling and trail running. Patagonia's mission statement says it all: Build the best product, cause no unnecessary harm, use business to inspire and implement solutions to the environmental crisis.
Backcountry Edge is proud to be an authorized Patagonia dealer.
Click here to visit the official Patagonia website. (Note: you will be leaving Backcountry Edge.)


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Sudan is facing a particular endemic (native) challenge--equine piroplasmosis--head-on, and an international research team hopes to develop a nationwide control strategy to prevent spread to other nations.
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Jeff Ballard earned a Bachelor of Fine Arts in Glass from the University of Illinois in 2000. After receiving his degree Jeff took on jobs as Head Designer, Gaffer, and Production Manager at studios in New Mexico, Texas, and Oregon. Jeff has worked and exhibited internationally in Germany, Turkey, Finland, Czech Republic, South Korea, Belgium and Denmark. He has been an instructor at the Eugene Glass School, University of Oregon Craft Center, Kent State, the Glass Furnace in Istanbul, and the Design School of the Royal Danish Academy of Fine Arts. To find out more go to JeffBallardGlass.com
Business Name:
Jeff Ballard Glass
2785 Malibu Way
Eugene, OR 97405


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R. John Wright
R. John Wright has delighted collectors worldwide since 1976 with his inspired designs of dolls, bears, and animals drawn from classic children's literature. R John Wright's award-winning creations include: Winnie-the-Pooh©, Raggedy Ann & Andy™, Rose O'Neill's Kewpies®, The World of Beatrix Potter™, classic Disney characters, Paddington Bear™, Curious George®, St. Exupery's The Little Prince™, Lewis Carroll's Alice, and Thomas Nast's Santa Claus. These highly collectible dolls and animals have all been handmade in numbered limited editions by skilled artisans under John and Susan Wright's direct supervision at the R. John Wright workshop in Cambridge, New York. Each creation is distinguished by an extraordinarily high level of design and craftsmanship. In November 2004 the company moved to Bennington, Vermont, only a half hour from the previous manufacturing facility in upstate New York.
John and Susan Wright continue to oversee all phases of design and production, always stressing the integrity of design and the highest quality in craftsmanship--the twin cornerstones of all R. John Wright collectibles. R. John Wright dolls and animals have been honored with numerous awards, among them the Doll of the Year (DOTY) award, the Golden Teddy award, the Dolls Magazine Award of Excellence, the Golden George Award, and the Jumeau Trophy--all prestigious symbols of recognition for achievement in the collectibles field. The R. John Wright Collectors Club was launched in 1996, and in 2004, R. John Wright - The Art of Toys, the first fully-authorized comprehensive book on the work of R. John Wright, was published by Reverie Publishing. Toni's Collectibles is pleased to represent this outstanding line.
Lukas EAN 710223
Reg. Price: $1,275.00
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R John Wright Wizard of Oz Set
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R John Wright Dorothy Mouse
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R John Wright Jack and Jill Mouse Set
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The Heather Fairy
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Reg. Price: $1,275.00
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R John Wright Wicked Witch Mouse
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R John Wright Cowardly Lion Mouse
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R John Wright Scarecrow Mouse
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R John Wright Tin Man Mouse
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R John Wright Little Bo Peep
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R John Wright Nikko Mouse Wizard of Oz
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R John Wright Christmas Kitten Jingles
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R John Wright Scarecrow Wizard of Oz
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R John Wright Walter Toddler Bear
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R John Wright Ivy Toddler Bear
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R John Wright Little Miss Muffet
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Billy Boy Blue Mouse
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Blackie Springtime Lamb
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Gerda And Johan
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R John Wright The Merry Wanderer
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R John Wright Autumn Leaves
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R John Wright Isabella Bear


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First Community Village
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We're the first choice for the Upper Arlington, Tri-Village and Columbus areas.
In the beautiful Tri-Village area, First Community Village has been one of the most desirable Continuing Care Retirement Communities (CCRC) for more than 50 years. People from greater Columbus look to us for deluxe residential choices, advanced health care options, an exceptional quality of life, and a reputation that continues to build with a revitalized and expanded campus.
We provide Independent Living, Assisted Living, Skilled Nursing, Rehabilitation, Alzheimer's Care and a great way of life.
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E-mail: email@example.com
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Model | #5420 |
Species | All |
Finish | Aluminum |
Hoop Size | 32" x 41" |
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Serious nets designed for serious fishermen. The Pro-Formance series offers true value in a performance rated landing net. these nets were designed by members of Frabill's National Pro-Staff Team to cover a variety of multi-species applications. Built with strength in mind and special attention to performance features that make netting that trophy even easier. All sliding handle models feature Frabill's exclusive patented Pow'R Lok automatic yoke system and are backed by Frabill's Limited Lifetime Warranty. Choose from a variety of sizes, shapes and netting materials to fit the way you fish.


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bio | website | Dreamsoftz.com |
location | Karur, India | |
age | 27 | |
visits | member for | 2 years, 4 months |
seen | Jul 1 '13 at 5:59 | |
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I'm John Salamon Peter, a forward thinking, highly motivated developer from Niti Digital in Bangalore. I make my living developing for the web.
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Originally posted on The Ring Fan:
Click here to view the embedded video.Stephan Bonnar, Craig Carton, Nate Quarry and Luke Thomas chat in-depth … http://p.ost.im/p/deLNeM
Originally posted on The Ring Fan:
Click here to view the embedded video.Stephan Bonnar, Craig Carton, Nate Quarry and Luke Thomas chat in-depth … http://p.ost.im/p/deLNeM
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Working With Veneers
With so many consumers craving personalization in their designs – whether transitional or contemporary – kitchen and bath designers are being pressed to find new ways of expressing those styles. One way to create a stunning yet highly personalized style statement is by using veneer. Indeed, there's a renewed interest in veneers, which can be beautiful and lend sophistication to designs across the style spectrum. In particular, current design trends have led to a renewed interest in veneered woods for cabinet decorative exteriors.
The Potential
Veneers allow designers to work with a product that produces seemingly unlimited visual effects. Each species offers its own interplay of color, grain, figure and texture. Each log within a species possesses an unrepeatable character produced by the individual circumstances of its growth.
Additionally, in their natural state, veneers provide an impressive palette of colors – tans, browns, reds, violets, blondes and pinks. Beyond color, grain patterns are naturally distinct from species to species, and from log to log. The log's basic grain structure, created by the annual growth rings, produces different grain patterns depending on the way the veneer is sliced in relationship to the log's growth rings. For example, veneers cut at a tangent to the ring (flat cut) produce narrow heart and cathedral grain patterns. Veneers cut through the radius (quarter cut) produce straight comb and ribbon striped grain patterns.
Clearly, there's a lot that can be done with veneers, but if kitchen and bath designers aren't familiar with working with veneers, the possibility of disaster looms just as large. Veneer work is very complex and, thus, presents a whole new set of responsibilities for designers.
Getting Started
To create a successful kitchen or bath involving veneers, designers need to first research the broader category of both popular and specialty veneers, either through wood sources or the Internet, so that they can learn what the "possibilities" are.
It's also important they cautiously present conceptual ideas to their clients so they don't create the classic recipe for disaster: "over-promising and under-delivering." Additionally, designers must work closely with their existing cabinet manufacturers to identify what veneers are currently in their product offerings, and what veneer "layout" options they actually offer.
Designers also need to know that many woods used for solid stock, five-piece doors also produce excellent veneers. The veneers can have very different wood grain patterns based on how the veneer leaves are sliced from the log (called a flitch). Among the most popular veneers are cherry, mahogany, maple and oak.
Cherry is a popular veneer because of the repetitive cathedrals seen throughout an elevation of plain-sliced cherry veneer. Special quarter-sawn cherry can be specified to create a more ribbon-like grain pattern. Typical cherry wood characteristics – for example, worm tracking – will be repetitively seen throughout an elevation of cherry veneers. Such a wood figure will progressively "move" throughout the sequenced veneer panels. Clients will be disappointed if they are not expecting this natural imperfection in the veneer. To better know what to expect, designers should be familiar with the wood characteristic specifications in the various veneer grades.
"Ribbon" mahogany is another veneer often requested. Sapele veneer can be substituted to insure a more consistent striped figure with broad alternating pink and red-brown bands. This repetitive grain appearance is possible because of clearer rings and the greater hardness of the wood. The coppery red color resembles mahogany. Lyptus, a premium, plantation-grown hard wood from Brazil, is another alternative to mahogany.
There are also several variations of the ever-popular maple. Plain-sliced maple, quartered maple and bird's-eye maple are often used as veneer surfacing.
Plain-sliced maple will feature typical cathedral patterns. Quartered maple has a more striped look because of the smaller size of maple trees.
Bird's-eye maple is a specialty product appreciated because of the figure created when clusters of cells within the maple explode after being frozen and then thawed in cold-climate maple forests. In natural products, the bird's-eye pattern is irregular, tending to cluster as opposed to being spread throughout the log. Simulated products evenly distribute the bird's-eye figure throughout the panel.
Designers need to ensure the client knows which product is being specified.
For all maple veneers, natural wood characteristics, such as mineral streaks, will be repetitively seen when maple veneer "leaves" are laid up together in an overall cabinet elevation. Once again, the grade of the maple veneer specified must be clearly understood by both designers and clients.
Last, but not least, oak veneer is enjoying a resurgence of popularity – notably in Europe. It's being rendered in a straight-grained rift or quarter-cut oak. White oak typically has a straighter grain than red oak. White oak also has longer rays, and, therefore, it's more highly figured when it's quarter-sawn.
Today, there's interest in rift-cut red oak that does not have the highly figured rays associated with Arts and Crafts white oak.
Designers may be also be asked to specify exotic veneers. Working with unique veneers is a specialty. They should partner with experienced experts before specifying unusual woods. Specialty veneers worth learning about include:
- Anegre: This one has a beautiful repetitive figured pattern that makes it a popular natural material to use. Laminate-looking Anegre woods are also very popular in both light and medium finishes.
- Bubinga: This is an unusual wood with a distinctive figure that's as interesting as more exotic burls.
- Lacewood: This is a highly figured, delicate, decorative veneer that has a beautiful mid-tone brown finish.
- Pearwood: International manufacturers use natural pearwood. Simulated laminate pearwood is also used because it's far more consistent in color.
- Wenge: this is a very dark, distinctly textured wood that's used by international manufacturers. Note that this veneer is difficult to edge in wood taping material because of its natural texture.
Veneer Cutting Methods
The way veneer is cut also produces a variety of visual effects. A mill could conceivably take a single panel, cut it in four or five different ways, and end up with four or five distinct-looking pieces of veneer.
Among the most common cuts to note include the following:
- Flat Cut (Plain Slicing): A log is cut in half length-wise, then placed on the slicer where the knife cuts individual leaves of veneer parallel to the original cut. Flat cutting produces a cathedral or loop grain effect in the center of the leaf, and straighter grain along the edges. (see Drawing 1).
- Quarter Cut: A quartered section of log is placed on the slicer, and the knife cuts individual leaves of veneer at a 90° angle to the growth rings. Quarter cutting produces a striped effect – straight in some species, and varied in others (see Drawing 2).
- Rift Cut: Oak is the only species that is rift cut. Oak produces cells that form a pattern of medullary rays which radiate from the center of the log. To avoid the bold, flake effect of cutting oak on the true quarter, a quartered section of log is placed on a rotary slicer and veneer is cut at an angle, about 15% off the quartered position. Rift cutting produces a rift or comb-grain effect (see Drawing 3).
- Rotary Cut: A full log is placed in the lathe and turned against a razor-sharp blade which peels a continuous sheet of veneer along the annular growth rings. Rotary cut veneer is exceptionally wide and produces bold, variegated grain markings (see Drawing 4).
In addition to the cut, figure adds yet another variable. Curly, fiddle-back, mottle, pommelé, bird's-eye, burl and crotch figures add unique texture, and may be evident in varying emphasis in a given log.
Designers also need to know that veneer is bundled and stored in the exact sequence in which it was sliced from the log. Before it's laid up for practical use, the designer or mill worker must select one of many methods of matching the individual leaves. Each method produces a unique visual effect and should be selected based on the type of veneer used, the visual effect desired and the intended application.
Again, as it cannot be stressed enough, designers should partner with an expert who can assist in selecting – not settling on – the best wood for the job because of the wide variety of species available, and the highly individual characteristic of each log.
Design Considerations
Once the wood and cut are chosen, there are several other issues designers need to consider.
For starters, there's grain matching, which is best explained by breaking down the levels of projects where grain matching would occur.
In Level 1 projects (or, entry-level stock products), the drawer head and doors are cut in mass, thereby precluding any grain matching on the veneer doors installed on the case. This may not be considered a detriment, however, because the grain pattern on the drawer of inexpensive veneer cabinets runs horizontally, while the grain runs vertically for the door.
In Level 2 projects, the designer specifies grain matching within each unit. This means the door and drawer grain runs in the same direction, and is cut from the same panel. Such a specification is more costly because it does not allow for "yield maximization" (or, getting the most number of doors and drawers out of each sheet) when the veneer panels are cut from large 4'x8' sheets of panel stock.
In Level 3 projects, grain is matched throughout each elevation. Each full run of cabinets is cut from sequential panels from the same log. This type of project requires close collaboration, since the designer must present a full set of finished plans to the wood supplier for sourcing and estimating before the final contract is signed.
In Level 4 projects each door has balanced (i.e., centered and matched in width) veneer leaves on the surface. This effort is called "blueprint matching." It is the customized manufacture of panels and doors of various sizes in which the entire room (not each individual elevation) is sequenced with door and cabinet component parts using continuously matched panels.
Whenever a grain matching specification is planned, veneer specialists first focus on the amount of veneer needed for a project. Before material selection begins, the following requirements must be considered:
- Ceiling Height: Determines length of panels required.
- Key Elevations: Determines the need for any accent veneers (burl, etc.) in featured areas.
- Net Square Footage: Determines panel surface area. Generally, it takes three square feet of veneer to yield one square foot of finished paneling.
- Panel Width: Panels with widths to 48" are standard, while widths up to 60" can be produced.
- Architectural Panels: Architectural panels are generally 3/4" thick, and generally 8' to 12' in height. The thickness of the veneer is often determined by the rarity of the wood and where the product is milled. Of particular note, a very thin (1/85"-thick, 3.3mm) exotic pearwood panel from Europe cannot be hand-sanded during the finishing process because of the fear of "sand through."
There are also four special requirements to note whenever grain matching is planned:
1. The consumer must understand and accept that any damage to the veneer on the job site must be repaired by a finishing expert because the sequence-matched veneer pattern cannot be interrupted by a replacement piece.
2. All appliance panels, accent pieces and custom end panels must be cut from the same stock as the door panels are cut.
3. Solid wood accents from the same wood species, if available, are best avoided because the grain pattern, figure and color will not match the veneers used.
4. The tallest panel height will drive the veneer specification and the price.
Approval Process
Next comes the veneer approval process, during which the actual flitch(es) that will best fit the specifications must be identified. This is done by inspecting veneer samples.
Normally, three leaves (sheets) are drawn from evenly spaced positions within a flitch to give a broad picture of how the grain pattern progresses through the flitch. They further what character marks develop (see Drawing 5)
The sample is identified with the sheet and flitch number, along with a note identifying the total square footage of the flitch available. Placed side by side, these samples show the designer and client what is happening to the grain, as well as the character of the wood throughout the flitch, from outside of the tree to the center.
Typically, younger wood on the outside will be narrower and will show fewer defects than that found in the center. Such a flitch sample must be approved by the client, and the log must be reserved for the project for upscale custom work.
Only after this extensive selection process has been completed will manufacturing begin.
Veneer Alternatives
But even with all of the knowledge to make the right veneer choice, anyone who has worked with veneers knows how temperamental they can be. Color variations, grain irregularities and imperfections can result in low yield and too much dissimilarity in the final product to satisfy the client.
Sourcing raw natural veneers for projects that require minimum levels of surface structure inconsistency presents a continuing challenge. Therefore, designers are forced to either reconsider the species with which they want to work, or to dramatically increase budgets to accommodate the cost of super-quality, raw veneers.
However, a third option is to consider formed, treated, engineered or reconstituted veneers. Many are emerging "green" wood products. Among them are the new farm-grown woods, such as bamboo, a renewable grass product.
Manufacturers harvest this renewable wood source by cutting it and leaving a 4' stump that will regenerate in five years. It's the fast-growing nature of bamboo that makes it such an important green product, and it has a much lower environmental impact than environmentally managed wood forests.
Bamboo is also 30% harder than oak, and generally comparable in price to oak. The natural color of bamboo is light and resembles maple, but it also comes in a caramel or carbonized version that is a deeper brown.
An advantage of this darker finish is the fact that the deeper brown color goes all the way through, so it can be sanded and refinished. Plus, if scratched, the darker color will remain, whereas most wood receives a topical stain so the lighter wood underneath is exposed when scratched.
Lyptus, an alternative to mahogany, is another wood considered a wise environmental choice because it is hard wood produced in a sustainable way by environmentally responsible plantations. It grows fast in cool climates, and can be harvested in 14 to 16 years, so it's highly valued not only because it preserves natural eco-systems. It also has excellent workability, machining properties, density and finish possibilities. It's available in two commercial grades:
1. Standard Grade: A clear-face grade free of knots, holes, gum pockets and stains, it contains all colors in the wood's natural continuum from pink to red. But no two pieces are allowed with sharp contrasts within the piece, thereby providing a more evenly finished face elevation.
2. Striped Grade: It's also a clear-face grade free of knots, holes and gum pockets, but it contains areas with sharp color contrast within the piece. It presents a dramatic contrast between sap wood and heartwood for a striped effect.
Another alternative to achieving more continuity in the veneer is treating woods.
One way to treat wood is bleaching, which neutralizes variations of color in the woods, removing color differences that could be considered unacceptable in the final product. The dying process then penetrates the entire thickness of the veneer. It can even be repaired by sanding if scratched. Plus, it improves the appearance of the wood grain.
Dyeing is another way to treat wood. Natural veneers are first bleached and then dyed either back to natural, or to fantasy colors.
Still another option is "new" wood, or reconstituted veneers. Real woods can re-glued, re-sliced and dyed to mimic more valuable woods, or "new" woods. Reconstituted woods, on the other hand, take consistency to a higher level. They are created by gluing together natural veneers in special presses, and re-slicing to get certain predetermined effects such as faithful reproductions of natural veneers, or off-the-wall geometric effects. These reconstituted and re-cut veneers demonstrate a responsible use of limited natural resources, and are beginning to be seen in the kitchen cabinetry industry, too.
However, no matter what veneer is chosen, it can be very beautiful when planned by an expert and fabricated by a craftsman. The bottom line is that if kitchen and bath designers stick to all of these key planning tips, and partner with the right experts, they'll be able to deliver a kitchen or bath with a veneer with which everyone is happy!
This is part of a quarterly series of "Designer's Notebook" stories, which will continue to run throughout 2006 exclusively in Kitchen & Bath Design News.


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austin palm
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- My name is Sam Seizert and I am from Detroit area. In the mid-80�s we moved to Annapolis, MD. 1990 I moved bake to the metro-Detroit area where I live today. I have many genres that I love and enjoy I feel that Greatest complement one can receive is emotion Happiness, Pain, love, Hate, Passion, Gr ...


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We are having a warehouse shoe sale. All 75,000 pairs of shoes are now 20% OFF. use code: newkicks click here for details sale ends 5.1.15 Testimonials
Just received my latest order - FJ light jacket, Callaway shoes, and a Ping hat. Are you kidding me ??!!!! I can't believe the promptness of this company, here's the kicker, the gear is awesome. Can't say enough about Budget Golf, already told some guys @ the club about it. Thank You again, Psyched !!!!
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Tuition and Financial Aid
Tuition and Fees
The Bursar's Office website provides information about tuition and fees, instructions for how to manage your account online and a net price calculator for estimating the cost of attendance.
Fee Schedule
Net Price Calculator
Financial Aid
The Financial Aid website can help you with additional information about loans, scholarships, grants and other programs Armstrong offers to help you and your family handle your educational costs.
Format | Online |
Credits Required | 18 |
Tuition per credit hour (not including fees) |
$226 |
Financial Aid |