text:
Are Home Prices Too High — or Too Low?
by Barry Ritholtz - June 28th, 2010, 6:40am
Several readers expressed surprise that I still believed home prices remain too high, as discussed in the A Closer Look at the Second Leg Down in Housing last week.
Paul Kasriel, in a recent Daily Global Commentary — "The U.S. Housing Market – Post-Tax Credit Give-Back or Something More Fundamental" — argued the exact opposite. In that piece, he wrote:
"Is there any reason to believe that after a couple of months, home sales will pick up again? Yes.
Why? Because with mortgage rates at rock-bottom levels and with house prices very low in relation to household incomes, housing is about as an attractive a purchase as it has been in the past 40 years.
Are we on the eve of a renewed housing boom, given this attractiveness? No. But are we likely to slip back into a full-fledged housing recession? No. Two steps forward, one step backward."
I always enjoy it when someone whose methodology I respect is on the opposite side of an analytical debate from me. I would much rather argue against a smart mathematical or economic or psychological thesis, than the usual partisan frippery.
So which is it? Are house prices low or high relative to income? What's the basis of Kasriel's homes-are-cheap statement?
To find out, I pinged Paul as to the basis of his Housing is cheap thesis. Here is what he wrote back:
"The chart below illustrates why I think owner-occupied housing on a national basis is cheap. The "yield" on owner-occupied housing continues to be above the cost of financing a home purchase. This is actually a rare occurrence. Of course, if the market value of owner-occupied housing were to fall more, all else the same, the purchase of a house would become even more attractive."
Nominal Imputed Rent versus Home Purchase Price
That is an interesting, data driven analysis. Kasriel's point is that for any potential home buyer, the cost of buying a home is less than what it would cost to rent the equivalent home. Hence, in his analysis, homes are cheap. Think of it as using dividend yield of a stock to determine if its cheap or dear relative to Treasuries.
Might home sales pick up again in a couple of months? Perhaps, but I doubt it. I simply do not see any compelling reason for the marginal home buyer to make that purchase. By September, we will be fighting seasonal factors. The exception is the key bubble bust regions, where foreclosures are driving prices as much as 50% off the peak prices.
But I am unconvinced about prices in general. My problem with imputed rent is that it is not independent of demand for home purchases; Imputed rents interact with home prices, credit availability, pricing trends, employment, etc.
Indeed, one can easily imagine a scenario where: 1) Home prices are thought of trending lower; 2) Credit is tight; 3) Employment is weak; 4) Wages are flat. This would create an environment of relatively soft demand for home purchases (sending their prices lower) At the same time, this would increase demand for rental units.
There are other factors thyat might also pressure prices lower. As we saw last cycle, even very low mortgage rates are no guarantee of home price appreciation. Home buyers have figured out that as rates rise, it caps RE gains. And the move from 1% in 2004 to 5% in 2006 set up not only the end of price appreciation, but home price collapse as well. Perhaps buyers are aware that with the Fed at zero, there is nowhere for rates to go but up. That means price appreciation will be modest at best, and negative at worst.
Category: Credit, Data Analysis, Real Estate
Please use the comments to demonstrate your own ignorance, unfamiliarity with empirical data and lack of respect for scientific knowledge. Be sure to create straw men and argue against things I have neither said nor implied. If you could repeat previously discredited memes or steer the conversation into irrelevant, off topic discussions, it would be appreciated. Lastly, kindly forgo all civility in your discourse . . . you are, after all, anonymous.
60 Responses to "Are Home Prices Too High — or Too Low?"
Barry Ritholtz says:
Add to that the perception of house sales as being illiquid or purchases a bit tricky.The lack of ease of movement or residential mobility is another factor making RE sales more challenging.
Paul Ryan says:
>> Kasriel's point is that for any potential home buyer, the cost of buying a home is less than what it would cost to rent the equivalent home. <<
But is this really true? My understanding was that rents on average are still well beneath home financing cost (mortgage rates). Is the marketplace really perceiving that rents are higher than mortage payments for equivalent homes? I'd like to hear a few more voices on the subject, rather than take Haver Analytics word for it.
constantnormal says:
Not to mention William Gibson's observation that "The future is already here – it is just unevenly distributed".
All of these trends are taking place at different rates in different places, making the mobility of individuals much more significant.
One can usually — except in the hardest-hit areas — look across town and find prices for near-identical homes that are wildly different from those in the most devastated areas. Home prices are a quite complex entity, depending on schools, the local traffic patterns, taxes, the neighbors, and local history, to name but a few of the elements effecting home prices.
Homes, while to a certain extent are interchangeable commodities, are not perfectly interchangeable. And so the changing of prices proceeds at different rates all across the nation.
However, so long as the trend of the economy is lower, home prices will follow. And the trend of the economy is not encouraging …
flipspiceland says:
As a seller of my father's home in an estate for the last two and a half years, located in a lower middle class income neighborhood, your take on home prices is dead on.
I could likely give it away, or sell it at auction, but I'd rather mothball it and wait till inflation takes off in the next several years. Real estate and school taxes are not too high, should be able to recoup them with an up tick.
Contantnormal is also right. Everything he mentions is affecting this potential sale.
Attempting to rent it has been a real education in the predominance of Section 8 renters. Single, sorry to say it, black mothers (90% of most recent attempt), 2-5 children (accidentally did not put in number of bedrooms, nearly all want 3-4 bedrooms), no job, or government job, in some other welfare agency, abysmal credit scores, if any, ….comparing the last two years of responses to my ads it has only gotten worse, twice as bad as last year.
I don't see it selling or renting for at least 2-5 years, without lowering the price to by 50%, if that.
Expat says:
Economics is fun when it's disconnected from reality. What is Kasriel using for rent? What is he using for ownership costs? We need those data to truly accept his argument.
That said, perhaps the issue is also that rents are still too high. There is both anecdotal and documentary evidence of falling rents in most markets. If Kasriel is using imputed rent, then the rental rate is based on the price of the home!
But most importantly, Kasriel's arguments ignore the basics of the economic crisis: unemployment, debt, and lack of lending. Many renters are forced to pay a premium simply because they cannot justify a mortgage under typical economic conditions. A landlord will willingly rent at a high price, knowing he can evict non-paying tenants while a bank will not lend to those same tenants because the risks and costs of a foreclosure are much, much higher.
People gots to live somewhere, one might say, but they don't gots to buy. Rental is a fallback for the unemployed or the overindebted. Meanwhile, there is still a massive oversupply in housing.
Finally, when interest rates start climbing in a few years and mortgages rise to eight or ten percent, does anyone believe house prices will rise with them?
It's a cute graph and it's typical academic economics, but it's unrelated to the real world.
miamiocean says:
The comparable sales in my neighborhood are abysmal, actually the worst I have seen yet. They can be related to an average 60% decrease in home value from peak. That is not a mistype — 60%. As a home owner, I kick myself on a regular basis for not selling at the market peak. According to my paper napkin scratchings, my home today has an approximate market value which is below a 3% annual appreciation rate. It is closer to 2%. I can already see potential for that to close in on a 1% annual appreciation rate.
Marcus Aurelius says:
High supply and low demand. Nothing else really matters.
insaneclownposse says:
I don't think Kasriel can honestly take one piece of the home price equation – low rates – and use it to make a case that residential real estate is going to appreciate from here. The banks certainly don't agree with him. Has anyone tried to buy a decent house in a major metropolitan area lately? You have to scrape together damn near 30% of the purchase price for a down payment. That is not a positive sign for near-term real estate price appreciation. More likely, the banks are protecting themselves against another five years of declines.
The only way we are going to have sustainable real estate price appreciation is if housing prices come down relative to income. It's not that hard to figure out.
scharfy says:
High end homes bad.
Low end homes good.
cewing says:
There are too many houses available on the market for prices to rise. Of the portion of the consumer public that can afford to buy, one segment is too busy paying off credit cards and wondering if they will have a job next year to worry about investing in real estate. Another segment is made up of people who already own a home that's worth less than they paid for it.
When consumer behavior is factored in, buying a house is NOT an attractive option, even at rock-bottom interest rates.
wunsacon says:
Offshoring is not done by a long shot. Private sector wages will continue falling. And, come November, there's at least the "rhetorical" threat of deficit reduction, if the GOP is to be believed this time. That will kill public sector wages (or wage growth). Considering both trends, Richard Russell's prediction ("you won't recognize the country") may prove to be correct.
So, I bet housing won't simply revert to the mean of the past 30 years. I expect a significant overshoot to a "new normal". Without jobs, there's no reason obvious (to me, anyway) why much of America can't go the way of Michigan.
wunsacon says:
…and "how far from peak" do homes sell in Detroit?
wunsacon says:
…Man, I'm so negative. Hey, BuffaloBob, is there room next to you on that ledge?? lol…
beatstreet says:
By using Kasriel's chart and analysis, one could conclude that the early 80′s were the worst time in the history of the planet to purchase a home.
I don't trust the red line data either. It seems to be that the housing market is too wide varied to even calculate such a number.
cvienne says:
Forget about house prices…
The idea or merits of owning a home "as an investment" is dodgy AT BEST (and AT WORST, a complete farce)…
It's another form of SERFDOM (whereby it enables bankers to dangle loans in front of your face, state & local governments to TAX you)…
When both of those go hideously wrong due to their own mismanagement, then you will end up losing your job (and ability to make payments to either)…
At that point you'll be kicked out and will figure out that a cardboard box, an overhead bridge, and a can of sterno are actually a more peaceful means of survival… (and probably lowers your IDIOTIC "carbon footprint" which is the next thing they want to tax you on)…
Or, you could opt to work for either a bank, or the government, and/or just siphon money off their inWESTments and legal fees…
You will THUS be rewarded in this life and take your chances in the next…
jf789 says:
His analysis is reasonable, but it has a very simple flaw: Rents might be too high!
For example, a friend was thinking of renting out an extra bedroom in New York City. They thought the room would command a high price until the comps were examined. And shock! They come in much lower.
Pete from CA says:
I have a slightly different reason for not buying: uncertainty.
Even Kasriel acknowledges that a new housing boom is unlikely. So why take a risk by buying a house in an area where I may lose my job, and in a state that may be going to hell in a handbasket. I expect that in a year or two house prices will be approximately where they are today and we'll have more clarity as to what to expect from the future.
chrisqbn says:
I recently bought my first apt. I have a long time horizon and can easily afford the payments. A 2 bed 2 bath apt in a nice building would rent for somewhere around $900 – $1000 in my neighborhood. My total cost of ownership (without major repairs) is approximately $700 a month. The apt is strikingly nice and very comfortable for the money. I bought it direct from Fannie Mae.
I will take my $200 – $300 dividend every month and laugh all the way to the bank.
Paul_the_engineer says:
The velue of a home is directly related to replacement cost. I would figure it as what I could dsign and general contract the construction for myself, which I have done. Then I would compare it to the value of an existing structure, allowing 1% per year of age depreciation.
The land price is usally the obstacle in high priced areas. That's why when I retired I moved to an area with land prices only 20% of the costly suburb I left.
wally says:
"Kasriel's point is that for any potential home buyer, the cost of buying a home is less than what it would cost to rent the equivalent home."
From my own experience looking at comparables, I'd say this is untrue. If you look at only the mortgage cost, it is true… but you have taxes, higher utilities amounts, maintenance… all greater for a house and none of which are elastic like purchase price. You also have purchase costs – closing costs – which are huge compared to what they were 20 or 30 years ago.
Beyond that, you have a psychology issue: bargain or not, people don't want to buy in a market that just burned everybody. That may take years to overcome.
CuriousCreature says:
I watched the CNBC interview with Meredith Whitney. She is fact oriented and spot on. She believes in a double dip in housing why? Because the numbers are already there. There's a huge number of non-performing mortgages on the books of lenders.
Is it possible for prices to remain stable or go up in the wake of this data? No. Is a home purchase attractive in this environment? Only if you can get a deal on a foreclosed home.
Non-performing loans will turn into foreclosures. Foreclosures will increase inventory. Prices will go down. It's that simple.
dad29 says:
If you look at only the mortgage cost, it is true… but you have taxes, higher utilities amounts, maintenance
Particularly at "taxes." It is reasonable to expect that property taxes will rise, as will income taxes.
Proptax increases will result from decreased State/Fed aids to munis and schools; income taxes will rise b/c States and the Feds have to pay debts.
Even worse, the AMT will crush high prop-tax areas, and that may be the vehicle for increasing Fed taxes.
So it is dicey to assume that cashflows will sustain housing purchases, when adding economic uncertainties we have today.
SwimUpstreamToWealth says:
All the comments about supply/demand are correct. What the press and pundits also forget is if rates rise housing will get killed. Homes may be arguably affordable at record low rates, but any jump in rates will destroy affordability. The only way it won't is if wages rise with interest rates, which is highly doubtful at this point.
The best time to buy a house was when mortgage rates were 13% and no one wanted to own a home. Prices were below norm based on Case Shiller so the new homeowner then bought at lower prices and was able to refinance as rates dropped.
Niskyboy says:
"Indeed, one can easily imagine a scenario where: 1) Home prices are thought of trending lower; 2) Credit is tight; 3) Employment is weak; 4) Wages are flat. This would create an environment of relatively soft demand for home purchases (sending their prices lower) At the same time, this would increase demand for rental units."
Indeed one can! More generally, what is this dynamic called? Deflation. With what do we normally associate severe, ongoing deflation? The Great Depression. Are we falling into another one? Who knows, but we certainly do have overcapacity in just about every area of human endeavor. Absent widespread war, famine, pestilence etc. which no sane person wishes for, it will take a while to reduce overcapacity, and thus for deflation to wring its way through and out of our economic systems.
Mike in Nola says:
I think the advantage is still to renters at the moment based on my own local info.
We're renting an almost 2k sq ft. nicely renovated 1950′s house for $1750/m0. It's a nice small neighborhood inside the Loop in Houston which normally commands a premium. The owner's taxes and insurance eat up almost half the rent. He works for an oil company and lives out of the country, so he has to pay some percentage to the lady who manages it. Plus, they've had to make repairs of over a thoousand on electricity and plumbing over the 4 months we've been here. It think the owner is only able to do this because he bought it about 10 years ago before the bubble and probably doesn't have a big note.
There are several other nearby houses for rent at comparable prices and apartment complexes around the area have billboards out touting move-in specials.
Basing rents on a surve yof realtors' sites can be deceiving. See a lot of handwritten signs advertising rentals.
Browsing on the har.com website yesterday, I saw plenty of high end ~$700k-"million dollar houses" on the market; many of the prices had been cut recently.
I saw that a couple of houses in the neighborhood sold over the past few months for what I thought was way too much, about $300k, esp.considering what rents are. I assumed that the buyers had been stampeded by brokers and the tax credit. Driving home this morning, I noticed that it looked like they had actually been bought by builders and are being renovated. I've seen reports that a substantial percentage of sales in other areas are to investors. I suppose the idea is to flip them when the turnaround comes. I hope they are very patient and that their lenders are, too.
eightnine2718281828mu5 says:
There's also the timing issue; after the mini-bubble in 89 it took 6-7 years for the market to bottom, and the economy wasn't nearly as fragile as it is now.
There's no reason to think prices are headed up any time soon.
ashpelham2 says:
I am reading a lot of negativity in these posts. usually, I'm going to side with the bears who are present, but I'd like to offer another idea.
Perhaps we don't continue to drop in price. Those that can stay in their homes do, and the banks decide collectively that continuing to force people out is nonsensical. So, mortgage workouts are done, principal balances are cut SUBSTANTIALLY, and we see a leveling off. Then, after we've had some time of personal and private austerity, people decide they want to own again, for whatever reasons. I see this kind of a change taking place over a short period of time, theoretically. And all of the things I mention, including people wanting to stay in their homes, therefore sacrificing to make the note, and banks deciding that continuing to force people out rather than give them REAL options (not $100 per month mortgage cuts) is the smartest thing for their other investments.
It's a story that could gain some steam, and make progress in stopping the bleeding. It has NOTHING to do with zero interest rates, nothing to do with the current job market, assuming it gets no worse. It's all about those who have survived the worst of this deciding to make it work, and the banks deciding to stop the bleeding.
Just a possibility. Shoot the messenger if you will, but I just don't see a dead sprial to zero on home values.
ashpelham2 says:
EDIT: should be dead "spiral". Which I still don't see :D
Mannwich says:
@ash: For what it's worth, we clearly are much closer to the bottom. The question remains though – might this be the new "normal" whereby home prices either deflate slowly or just bounce around at these levels for a long, long time? If so, what are the ramifications to the wider economy if no other driver of economic activity emerges?
Expat says:
@Mannwich: I am not being snarky or picking a fight, but your comments are very typical of the Rah-rah CNBC type commentary and the thinking of our government.
I agree we are closer to the bottom than the top but that does not mean I still don't see 20-25% more downside for house prices, with some areas being hit much worse. (Now sit back and wait for the "But my state/city/town/street/house is different" crowd to chime in.).
As far as the ramifications on the wider economy of a housing market that stagnates at best, I would have to say that our economic leaders and our economy as a whole are a waste of time if the only productive thing we can do is make more and more housing which is more and more expensive.
Why don't we write blogs decrying declining prices for cars, computers, and appliances. Think about great the economy would be if everyone had to pay $50k for a laptop or $20k for an oven.
42, my friends, 42.
mdod says:
Fantastic chart. How does one calculate that housing yield? The OER index for housing costs is an index…not expressed in dollars? Need it reported in dollars to be able to create that yield plot…
Ted Kavadas says:
good post and comments…
I think that the main shortcoming with the chart and associated reasoning is that it fails to address, from an "all things considered" basis, the exceedingly complex nature of the current residential real estate market.
In essence, one can come up with all types of "bullish" arguments and statistics that are very "narrow" in nature, but, IMHO they fail to pass muster when the entire situation is considered.
The professional consensus for residential real estate seems to be that of mild price appreciation; I think this is incorrect. My latest thoughts on the subject can be found here:
scharfy says:
Expat just gave me a great idea for Residential Oven-backed Securities….
Transor Z says:
I have the same question as expat at 7:31 am: how exactly does he define ownership costs?
You posted a graphic on this just the other day:
couragesd says:
I actually think that Kasriel is on the right track but may be overlooking a couple of points. First, in southern California it may actually be a better time to buy than to rent because housing prices have come down so low. Rents are actually higher than most mortgages at current interest rates.
So here is where the trouble comes in. I believe that rents are based on inflated mortgages of properties purchased during the housing boom. During this period wages still could not support the cost of these grossly inflated rents. What to people do? They get roomates (including married couples), they move in with the person that they are dating, kids move back home. I have seen homes with 10+ individuals living in a "rental." So the key here is that those properties are still not worth the rent and landlords are trying to squeeze the dollars out of people just trying to make a living.
The other trouble is that we know that the U.S. population has not been able to save money, partially because of the low wages and some because of their own ignorance. These people won't be able to have the money to put a down payment on a home and the people that can actually buy the homes will be investors and cash buyers. As these investors are going to try and eek out a profit, they will look at comparable rents (those based on inflated mortgages) and price them without concern as to whether or not wages will actually support them. I think that the days of the flipper may be over but the days of the new slumlord may just be beginning. I also think that renters rights will be one of the charged issues in the next several years.
Transor Z says:
Expat said:
@Mannwich: I am not being snarky or picking a fight, but your comments are very typical of the Rah-rah CNBC type commentary and the thinking of our government.
Wait for it… wait for it…
Mannwich says:
@Expat: ???? I guess you aren't a "regular" on this blog. I've been consistently among the most bearish/pessimistic (I think realistic, but some disagree) commenters on this blog. Not sure how you got any "rah-rah" vibe from my post above but I guess for some if we're not all apocalyptic in all of our comments, we're somehow "CNBC rah-rah" types. Color me puzzled by your comments.
Mannwich says:
@Transor: Did I show enough restraint? ;-)
Mannwich says:
@Expat: And I would agree with you that we should be focusing on more productive activities aside form building homes and commercial RE space that we don't need but as a people we seem incapable of doing things that have any long term foresight or imagination with the greater good in mind. It's all about the quick flip now so I just assume that we'll try to go back to the well because we know no other way at this point. It's culturally ingrained.
ashpelham2 says:
@mannwich: thanks for the further insight. I also agree that while we could see a bottoming soon, or perhaps near it now, I don't expect to see any meaningful appreciation for a hell of a long time. I'm talking 20-plus years here. Heck, my house near Birmingham, Alabama (the Detroit of the south…..) has basically been flat since I bought it in 2003/04. My 30 year note was fixed at 6.000, and I thought that was a hell of a deal at the time. Now I hear it's less, though not markedly so, and it still wouldn't motivate me to refi or buy again. There is simply too much that is now unknown that was once taken for granted.
Man, why did this $hitstorm have to arrive in the first 10 years of my career? :D Or, more importantly, how I can make a buck from it? :D :D
alfred e says:
IMHO there's a lot more room for price drops than increases. There's a lot of wishful thinking going into optimistic chart generation.
And as Reagan famously said the truth is hard to come by.
Realtors in this area have been overly optimistic for the last two years, saying prices had bottomed a year ago as they continued to drop. And are still dropping. More houses on the market, fewer selling.
Why? No jobs. Nada. Squat.
And the mortgage companies are sitting on tons of properties, holding them off the market until prices improve. Lots of luck with that one.
High supply, high latent supply, interest rates only up, taxes only up, jobs???? Personal income flat at best?
Who are these buyers that will take the bait forcing prices up? Oh, the tea party sheeple?
Even Bernanke has become more pessimistic.
Mannwich says:
Agreed, ash. As someone who bought at/near the top, it pains me to say/admit that too, but reality is reality. And besides, if I'm wrong, then anything to the upside will be a bonus! Set your expectations low and you can't lose! ;-)
Mike in Nola says:
Your idea about cutting principal was put forth a couple of years ago by John Hussman http://www.hussmanfunds.com His idea was for the banks to cut the mortgage principal in exchange for an ownership stake and a percentage of any increase in the price of the house when it is sold.
Of course, it never went anywhere.
The main problem is doing that would require the banks to write down the value of the mortgages they hold and probably would require writing down similar mortgages on houses nearby. Most of our banks would be insolvent if they put realistic values on their loan books and this has been dealt with by accounting leniency which allows them to pretend their loans are still worth what they lent and by the banks going slow in foreclosing, since that also requires a wrtite down of the loan to the current value.
It would also be deflationary which is anathema to the current ruling economic clique even though the US has had long periods of deflation outside of wartime. So, the response, instead, has been extend and pretend, hoping that the problem will just fix itself, which we all know won't happen.
Mike in Nola says:
From what I've read, your idea about it being a good time to buy depends on the market segment and area. It sounds like the lower end in some areas of California has possibly bottomed out, or at least doesn't have a lot farther to fall, but the Dr. Housing Bubble Blog, http://www.doctorhousingbubble.com/ keeps showing examples of what he calls "Real Homes of Genius" which are still outrageously overpriced in certain areas.
Transor Z says:
Yes, very nice. :-)
termlimits says:
@dad29 Says:
June 28th, 2010 at 9:19 am
If you look at only the mortgage cost, it is true… but you have taxes, higher utilities amounts, maintenance
Particularly at "taxes." It is reasonable to expect that property taxes will rise, as will income taxes.
No question. In many areas, taxes aren't directly tied to market values, they are set in total for the taxing body and then just divided up based on relative market values. Our house in Illinois bought 20 years ago had been pretty steady at around 1% of market value for taxes, until the past 5 years when it has steadily risen to now around 2% or slightly more. (combination of rising taxes and falling house value) The state and county have no choice but to raise taxes going forward – what happens to the buying decision as taxes approach 3% of market value? Houses are increasingly seen for what they are, liabilities, or at best depreciating assets. (with other, non-financial benefits) When you factor in rents under mortgage, plus the addition of 2-3%+/yr in taxes/insurance, plus the maintenance/replacement costs needed to keep the house in good shape, many I think are concluding it's a financial risk they don't want to take on, not even counting whether the house value will go up or down going forward.
[...] Are Home Prices Too High — or Too Low? – The Big Picture [...]
Nick Timiraos says:
Study: Nearly One in Five Mortgage Defaults Are 'Strategic'
A new report estimates that nearly one in five mortgage defaults through the first half of 2009 were "strategic," where borrowers who appeared to have the capacity to pay their mortgages stopped doing so.
The research follows on an earlier report by Experian and Oliver Wyman that first aimed to quantify the share of mortgage defaults that are "strategic." Strategic defaulters are defined as those who miss six straight mortgage payments without missing multiple payments on auto loans and other consumer debts for the six months after they first fell behind on mortgage payments.
The report finds that the share of borrowers who strategically defaulted through the first half of 2009 is unchanged from the end of 2008. Still, the absolute number of strategic defaults in the first half of 2009 increased 53% from the year ago period.
Researchers suggest that the share of strategic defaults may have hit a plateau as total mortgage delinquencies and may have also peaked in the fourth quarter of 2008. "We're seeing this encouraging break in the quarterly data," said Charles Chung, general manager of decision sciences at Experian.
But those results are "heavily contingent" on the stabilization in home prices that materialized one year ago, as government stimulus aimed to set a floor for home prices.
Rescission says:
Further to fall.
Big houses are dead in the water. Not pretty.
Think the unthinkable.
Mannwich says:
Yes, Rescission. Been saying that since last year's fake rally. More and more higher end homes sitting on the market for months, years even. It's a slow motion disaster unfolding.
Rescission says:
Here's a data point. My city has unfinished "upper end" houses all over town. These are partially completed homes in the 4,000 to 6,000 or more square foot range. They are all over the place, left to rot or perhaps owned by the lenders. These are in very desirable parts of town, and I live in the southeast in a major city, not CA, AZ or FL. Never have we seen this in the 30 years I have lived here. They are trying to give them away, yet no one wants them. Crazy…
impermanence says:
Why would anybody expect housing prices to be anywhere near "correct" when the global debt bubble has just started its unraveling? Housing prices will be correct(ed) when the vast majority of people can actually afford to buy a house in balance with their other needs. In my community, we are nowhere near that. Housing is still 6-7x's medium income (coastal CA). Rents are definitely coming down…big time!
douglasbtrain says:
Take a look at down payments in terms of number of months of equivalent rent. It's ugly.
I currently rent a condo. Our landlord is trying to sell it. Based on his asking price and the current rent, I would need to save 37 months worth of rent in order to save a 20% down payment.
nucemgd says:
>> Kasriel's point is that for any potential home buyer, the cost of buying a home is less than what it would cost to rent the equivalent home. <2yrs!! They're just sitting there. They're listed, then they're delisted, the price drops a little, rinse repeat…I walk by these places everyday.
The property taxes in northern NJ are absolutely insane. People say that renting is "throwing money away" but I completely disagree. Buying a house around here is throwing your money away.
"I recently bought my first apt. I have a long time horizon and can easily afford the payments. A 2 bed 2 bath apt in a nice building would rent for somewhere around $900 – $1000 in my neighborhood. My total cost of ownership (without major repairs) is approximately $700 a month. The apt is strikingly nice and very comfortable for the money. I bought it direct from Fannie Mae.
I will take my $200 – $300 dividend every month and laugh all the way to the bank."
see that's what I feel about renting my condo from the poor bastard who paid height-of-bubble prices.
nucemgd says:
^^^damn, sorry for the non sensical post, I screwed it up!
the jist of the post was that Kasriels point may work in Binghamton or Buffalo NY but here in Metro NY, not so much.
I rent a condo from a guy who purchsed as an investment at the height of the bubble. My rent doesn't even cover his monthly nut. I've already received a rent reduction due to all of the competition in the area.
The condo towers just keep going up…what the hell are they going to do with them all??
cheparro says:
I am a broker in a California market that has faired fairly well so far ..prices have retraced to about 2003-4 levels. I just don't buy Kasriels argument. While anecdotal, my experience in my relatively affluent market is that, while very few new building permits have been taken out for rental units, the rental inventory is increasing, Why? – For two reasons: (1) many recent buyers have been investors taking advantage of perceived price weakness especially where there are short sales or REOs and (2) many sellers, not being able to sell at a price they are willing to accept but still needing to vacate their homes, are putting the homes up for rent.
No market will be immune to the next down leg.
Captain Jack says:
…the cost of buying a home is less than what it would cost to rent the equivalent home. Hence, in his analysis, homes are cheap.
This argument seems nutty to me. Consider: Why do poor people pay interest charges out the yin-yang for payday loans? Because they are too cash-strapped to borrow at more reasonable rates. Similarly, lots of folks rent not because it is the optimal solution from an economic standpoint, but b/c they simply can't afford to be owners. (Or, because they like the physical mobility that renting provides.)
The ability to purchase a home is significantly impacted by one's financial situation, namely factors like 1) money saved for a downpayment, 2) overall creditworthiness as assessed by the lender, 3) willingness to part with liquidity (cash on hand), 4) willingness to commit to a single location for an extended period (5+ years at LEAST to make buying make sense), and so on.
Against that backdrop, calling for a rise in home prices simply because prices look cheap in comparison to rents seems asinine. In a situation where consumer credit is constrained, of COURSE renting is going to become a more attractive option than buying — even if the short term costs are higher — and may well be the only option for many.
For a better market analogy, think of the liquidity crisis of Q408 / Q109. For a while there you had sound companies with excellent cash flow trading at three and four times earnings, simply because everyone was forced to dump and no one had any damn money to buy. Similarly, to the degree that U.S. consumers find themselves 'liquidity constrained' by factors like long-term unemployment and general economic malaise, it isn't hard to imagine the "own vs rent" ratio getting a lot more out of whack than it is now. Buying that spread blindly requires some heroic assumptions.
Expat says:
You're right, I unilaterally transformed your questions into affirmations, for which I apologize. I suppose, despite my caveat, I was looking to pick a fight for no good reason. I am a regular reader and an intermittant poster.
I have to run now…Sharfy and I are setting up our hedge fund in Residential Oven-Baked Securities.
santamonica says:
jf789 is right…rents are too high.
Supply of homes v household formation will determine rents….supply too high due to overbuilding…rents will continue to drop as foreclosures/banks sell assets.
[...] During the boom, renters became buyers. In the current environment, you must apply the opposite logic: People are reluctant to purchase a falling asset. Hence, traditional buyers become renters. This drives prices higher, and OER — anywhere from 23% to 30% of CPI — goes higher. This is true even as home prices tumbled in fact, its true because homes pries tumbled. Indeed, falling home prices appear cheap, when measured by Rentals — but that metric fails to consider the causal relationship between the two. [...]


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Did IKEA Once Use East German Political Prisoners to Make Its Sofas?
The thought of IKEA brings up complex emotions in many of us. On the one hand, their furniture is affordable and reasonably attractive, and always seems to fit that spot where you need a shelf. On the other hand, wandering aimlessly through their giant stores is a special kind of retail hell, their furniture tends to… »

subset: commoncrawl


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William Winter has had a remarkable impact on the state of Mississippi over the course of his lifetime.
The former governor (1980-84) and lifelong advocate for all Mississippians, who celebrated his 90th birthday this week, is a sort of father-figure for the state. His wisdom and leadership helped lead to passage of the Mississippi Education Reform Act, and his patient, statesmanlike presence and leadership in the 30 years since has been invaluable to the state.
He knows few enemies, which is unusual for a political leader of his experience. And, he is unafraid to address and tackle obstacles that can be controversial for so many others.
Praise of Winter's 50 years of accomplishments and leadership can go on, and on. But it was something he said just this week during a symposium held at the Old Capitol Museum that has our attention today.
Speaking about the ever-present technology in our lives, Winter delivered some worthy advice.
"We must allow enough quiet in our own lives to meet the needs of the people sitting next to us and hear the message of our own hearts," he said.
He did not mean Facebook, specifically, or Twitter, or smartphones, or tablets, or desktop computers, or 600 cable channels and nonstop streaming of information - he undoubtedly meant it all, from a collective perspective.
And he is right.
We are blessed in the 21st century with means of communication beyond what any of us ever imagined not too many years before. We can connect with old friends nonstop through myriad ways, and we can work from a distance and be forewarned of danger quickly.
But, we also can't seem to ever disconnect. We are addicted to the connectivity and activity - afraid to go off the grid. It is not just the younger generation, either. Professionals are tethered to smartphones and social media as if it is a lifeline. Many believe that it actually is.
But the younger generation is a cause of concern simply because they do not know any better.
Once upon a time, parents worried that their children might watch too much television.
"Go out and play," we told them.
Then, they worried they were spending too much time on video games.
"Read a good book," we told them.
Now, however, social media and smartphones have given the younger generation a constant fix, something they can't seem to escape. And neither can many adults.
Thus, Winter is concerned that those of us fortunate enough to be walking this earth today can't properly meet the needs of those around us and can't properly hear the whispers of our own hearts because we are so bombarded with constant connectivity.
The advice is important and worth heeding.
Sure, some will say his words are typical of a man from an older generation. After all, when Winter was born in Grenada in 1923, rural Mississippians had no electricity, no telephones and no television.
And there is certainly no denying that technology is here to stay and advancing with each and every second to keep us even more connected, if that's possible.
But that doesn't mean that we have to throw up our hands and give up. That doesn't mean that we can't and should not strive for more quiet.
As Winter suggests, we must find time meet the needs of our neighbors and hear the message from within our own hearts.


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Sponsored By
Larry Magid: Apple's Mac Turns 30 Apple's Mac computer was introduced 30 years ago. Our tech analyst had the honor of reviewing that grand innovation back then, and reflects on how it still inspires technology today.
ConsumerWatch: Bay Area Renter Gets Slow Response To Mouse ProblemA Bay Area company that purchases foreclosed homes and then rents them out has said it is improving the way it responds to tenants complaints, after a renter said a rodent problem was not addressed for months.
Feds Consider Poisoning Invasive Mice On Farallon Islandso help a tiny, rare seabird with a declining population, the U.S. Fish and Wildlife Service is studying a plan to kill off non-native house mice with poison on the Farallon Islands.


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1.5", fully embroidered, Velcro-backed. Attach to your jacket, your backpack, or the lid of your over-clocked, battle-scarred laptop. Start a nerd sash!
Inspired by the Science Scouts. Powered by Shopify.
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We are a leading recruitment consultancy specialising in a variety of sectors, offering a personalised, efficient and comprehensive recruitment solution to all of our candidates and clients.
Our aim is to provide a friendly, cost effective recruitment service with personal attention tailored to your needs. We pride ourselves on our professional service ensuring that candidates are chosen to match your specific criteria and our long term relationships with clients is testament to this fact.read more


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Day Centre E Helps Free Om People Fro Addictions S; HEALTH Reporter HELEN RAE Takes a Look at Why the Spotlight Has Been Put on Drugs Support in Tyneside
Byline: HELEN RAE
ANEW campaign is highlighting the help available in Tyneside for those who want to turn their lives around and stop using drugs.
A group of 13 former drug users, now in recovery, are helping to spread the message about drug services across the region along with posters and leaflets which ask 'Had enough of drug use? Sick and tired of being sick and tired?' The campaign, which directs people to a freephone telephone service, is being run by Gateshead Primary Care Trust, which is part of NHS South of Tyne and Wear, in partnership with local substance misuse services.
Together, the services provide a wide range of treatment programmes including prescribing, counselling, residential rehabilitation and the support available from mutual aid groups such as Narcotics Anonymous and Cocaine Anonymous.
Latest figures report that a third of all adults in England drugs at lifetime use is h aged un The U to be the heroin although reducin d have used illicit t least once in their e and problem drug highest among adults der 25.
UK is also estimated e largest consumer of in Western Europe, h heroin use is g among young people.
rt Thompson, commr of substance misuse s in Gateshead, said: e who regularly drugs often suffer roblems in areas of ves.
Stuar issioner services "People misuse from pr their liv "Drug to serio relation work a and ma charges an incre injury, death.
g addiction can lead ous problems with nships and family, nd financial issues ay lead to criminal as well as creating eased risk of personal illness and even li cam help active recover benefite mutual approac effective States. "There is a lot of support available in Gateshead to anyone wanting to break free from their habit and to ive a fulfilled life. "This latest poster mpaign highlights the available and is ly supported by the ry advocates who have ed from treatment or aid groups. This ch has proven highly e in the United "Reco working workers one-to-o services experie awarene unities. overy advocates are g alongside outreach s to talk to people on a one basis about s and their recovery nce and raise ess in local commaim is to make y visible and to show that it is achievable. t to demonstrate that y is a reality in ead."
"Our recovery people t We want recovery Gateshe The point ac used b carers professi be plac with th misuse freephone single ccess helpline can be by patients, users, and health ionals and they will ed directly in touch he appropriate drug services in the region.
As part of the campaign, posters and leaflets will appear across Gateshead and on public transport.
The team will also visit areas with the highest prevalence of drug misuse to drop into community centres, GP practices and housing offices and will post the leaflets door-to-door.
A study by the North East Ambulance Service showed that from April 2008 to March 2009, as many as 3,604 people were treated for issues related to drugs.
As those A new day centre has been set up by The Cyrenians charity in Gateshead which offers 12 weeks of structured, abstinencebased programme "own home there is opportunity to practice have learnt treatment for people with serious drug and alcohol problems. …


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Franklin Main Street Program
|Linda Schlott, Executive Director
|Mailing Address:
|PO Box 1479
Franklin, NC 28744
|Phone Number:
|Fax Number:
|Email Address:
|Website Address:
http://www.facebook.com; search Franklin Main Street Program
|Office Hours:
|8:00am to 5:00pm M-F
|The Burrell Building, where the association meets, is a white building located at
95 East Main Street, Franklin, at the top of the hill on the right side. The Franklin
Police Station is located downstairs in this building.
|Agency Description:
|The Franklin Main Street Program is a nonprofit group that helps small business owners in
the Town of Franklin. The group meets regularly in the Burrell Building to plan various
projects to improve the town. One of the main events planned by the association is
"Pumpkin Fest," a street festival, in October.
|Time Commitment:
|Skills, Experience, and Special Requirements:
|Volunteers should work well with children.
|Volunteer Involvement:
|Volunteers are needed for "Pumpkin Fest" and other events.


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Gumball 3000 Death Trial to Begin Friday
The trial of Gumball 3000 pilots Nick Morley and Matthew McConville regarding the deaths of two Macedonians during the Athens-to-Tirana stage of the rally begins Friday. If convicted, they face at least four years in a Macedon hoosegow. We'd be fascinated to see what the difference in penalty would have been if the… »


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The F-35 fighter jet.
- Filed Under
Key public meetings are set for tonight for the two cities facing potential noise problems from the proposed basing of F-35 fighter jets at the Vermont Air National Guard facility at Burlington International Airport.
Officials for South Burlington, which surrounds the airport, and nearby Winooski, will conduct the public comment sessions at their respective city council meetings as they mull taking a final position on the plan to replace the Guard's aging F-16 fleet with the faster, but noisier, F-35s.
For South Burlington, tonight's meeting at Chamberlain Elementary School could be ...


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CHICKASAW COUNTY – When Pasty Gore went 10-7 on Monday, it marked 23 years of always being the person people from across the county could call for help.
Gore formally retired as Chickasaw County 911 director June 30 and a community-wide reception will be held at Chickasaw County Regional Correctional Facility from 2-4 p.m. July 7.
"I started work part-time in February 1991 for Sheriff Mack Cook and went to work full-time on Jan. 6, 1992 for Jimmy (Simmons)." said Gore. "I started as a dispatcher and jailer at the old jail on Harrington Street.
"We had one radio," said Gore. "You looked a lot of things up in books and you had to memorize so much. Now you've got it at your fingertips on the computer."
One of the first things Gore had to memorizes were the police 10-codes. Some are simple: 10-4 means message received, 10-8 means in service and 10-20 is location. To go 10-7 means to no longer be in service.
"There are some things I am going to miss, but there are also parts of the job I don't like," said Gore. "I don't like the stress and it can take up a lot of your time."
Gore said she is looking forward to retirement and will tend her garden, travel and spoil her grandchildren.
"But I'll miss the people," said Gore. "Each one of these officers is just like one of my children. I watched out for them over the years and I've watched a lot of them grow up, too."
Chickasaw County Chief Deputy James Meyers said Gore was always that safe and secure voice on the other end of the radio.
"She was always there for us and always watched out for us," said Meyers. "She never turned down nothing. She was dedicated, she knew her job and she will be missed."
Meyers said the public has no idea how dependent law enforcement and emergency crews are on their dispatcher. He pointed out a lone-officer on a traffic stop in the middle of the night or at a domestic disturbance way out in the county only has their dispatcher for backup.
"She was also someone you could come talk to about things more than the job," said Meyers. "She cares about people."
Gore said she didn't want to talk about shooting, stabbings, fights, fires or bank robberies.
"Those things were part of the job," said Gore. "I do think I helped people in the community. When a person calls a dispatcher, they need help. I always tried to help the best I could."
Gore was influential in managing the 911 system that was set up in Chickasaw County years ago. She said she took that job even though it made her more of a paper-pusher and administrator rather than someone helping people in the community.
"Dispatching is not easy and has to be done right or people get hurt," said Gore. "You've got to keep up with a thousand details and not get flustered when things start happening."
Gore said she hopes people will support her successor and not be a hindrance to needs at the 911 Communication Center.
And Gore was trying to help people and her officers to the very end. What does she want from the community?
"Tell people to put a number on their house!" said Gore. "We can't help you if we can't find you, and a house number makes our job a whole lot easier."


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Solved: Buffalo Air-Station Wireless-G Drivers (Windows 7 64-bit)
Not the usual type of blog post here, but writing it in the hope that somebody else who's struggling with the same issue finds it — because finding these drivers was a nightmare, to say the least.
It all began when a protruding WiFi adapter on my girlfriend's PC was knocked and damaged to point it wasn't recognised any more. "Don't worry", I said, "I've got a couple laying about. We'll just swap it out!"
But it wasn't that simple, the Buffalo Air-Station Wireless-G (Model: WLI-U2-KG54L) USB adapter that I'd found had no drivers available for 64-bit operating systems. The OS running in this case was Windows 7 x64.
I frantically set upon Google, in the hope of finding a solution. However, after trundling through many-a-forum posts, I had no luck. The next approach — knowing that the actual wireless chip must be made by somebody other than Buffalo — was to pull it apart and see what chip was inside.
It turned out to be a Broadcom chip, and after a thorough search of their site, I found a driver that worked for the WLI-U2-KG54L on Windows 7 64-bit. So, I'll host the file here on my blog as well as giving a brief explanation of the installation process.
Method (Should work on Vista or Win 7 64-bit):
- Download this small zip file (right-click > save as…).
- Extract the files to your desktop or other memorable loacation.
- Connect the USB WiFi Adapter.
- Head into "Device Manager" to locate the adapter, it'll likely be listed under "other" as "USB W-LAN" or somehing similar.
- Right click the device, then select "Update Driver Software".
- On the next screen, select "Browse my computer for driver software".
- Select the folder which you extracted the files to.
- Click next, and you should have a fully-working USB WiFi Adapter.
Hope the time I spent solving and writing this helps at least one person out there who's also suffering for Buffalo's lack of continued support of their own products.
If it did help you, I'd love to hear about it in the comments!


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Haikou Jaja Inn & Apartment Rental
Mezzi a disposizione Mappa Streetview Recensioni
Room A6, 7F Tower B Songlei Bld. 16 Haidian Sandong Rd.
Nota: è responsabilità della catena di hotel e/o della singola struttura garantire l'accuratezza delle foto visualizzate. Travellerspoint non è responsabile per eventuali imprecisioni nelle foto.
Jaja Inn locates at the famous epicure street & is 5 minutes to the charming bar street on foot. Drive to the beach or downtown in 5 minutes. Every room has private bathroom, kitchen, big balcony & free internet. Special service includes cookware, bike, PC & DVD player rental, & travel consulting. Please confirm your booking via 86-0898-66287829. Thank you.
All furniture features a bright and clean north-Euro style and are all made of wood. Beautiful bed linen and fresh flower ordering service creates romantic nights for you. We provide kitchen utensils as an optional service so you can enjoy cooking by yourself and share your wonderful food with friends. Extra service includes hot spring swimming pools' discount ticket, food ordering, tickets ordering, tour planning and laundry. Our big message board is a great place for you to leave information or wonderful photos to find a travel buddy, organize activities or just for a sweet memory when you come back to Jaja next time.
Jaja Inn provides double bed private en-suite, single private en-suite and luxury private en-suite and apartment. Every room has an independent kitchen and bathroom, and is equipped with TV, refrigerator, air conditioning, and internet access and 24-hour hot water.
Jaja Inn located at Sandong Rd. or the 3rd. Street on Haidian Island, Haikou, who offers you fresh air, nice weather. Plus, Jaja is on the doorstep to the sea! All these elements make Jaja become a paradise for travellers and holiday-makers. Haidian island is also an ideal sanitaria with hot-springs and swimming pools everywhere. On the street below you can appreciate delicious foods from all over China, fresh tropical fruits and local special snacks. You can also pursuit a wonderful night life on the charming bar street and other night clubs in a five minutes walk.
Welcome to Jaja Inn, you will enjoy a wonderful holiday here-- Happy everyday, that's what we call: life.
You can reach us by bus line 5, 7, 11, 15, 17, 18, 19, 20, 21, 23, 24, 25, 26, 30, 36, 41, 44 etc. and get off at the Sandong Lu, Erdong Lu or Haida Lu bus stop.
40 RMB taxi from the airport, 15 RMB from major long-distance bus stops
Neighboured by the largest supermarket on Haidian Island, nearly all the major banks with international service
8 minutes drive to downtown, 5 minutes to the sea shore
Avete soggiornato qui? Scrivi una recensione
Nota: è responsabilità della catena di hotel e/o della singola struttura garantire l'accuratezza delle foto visualizzate. Travellerspoint non è responsabile per eventuali imprecisioni nelle foto.


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Why was there never a major Romulan character in a Star Trek TV show?
View Single Post
February 8 2012, 08:18 PM
Temis the Vorta
Fleet Admiral
Location: Tatoinne
Re: Why was there never a major Romulan character in a Star Trek TV sh
The Romulans were quite developed on the shows. We saw their culture, politics, homeworld, intrigue, spies and more.
That's all surface stuff compared with the development other major aliens got. I'd like to see someone finally dig down into the Romulans and tell us what's unique about them.
Vulcans are all about logic but that's just masking their violently emotional true selves; Klingons are warlike and natter on about honor (hypocritically in many cases); the Cardassians are "bad" but strangely likeable probably because of their unique combination of intelligence, charm and self-destructive egotistical delusion. The Founders are paranoid whackjobs who invented a society at war with itself (Vortas and Jem'hadar are deliberately designed to be at odds) because their goal above all is to ensure their minions never unite and rebel - a society that is both sick and functional.
The key to the Romulans is that they must have the same problem the Vulcans do. They are too violently emotional to have a coherent society unless they come up with some solution. They rejected the Vulcan solution of fetishizing logic - which I can sympathize with, if they rejected it for being hypocritical - so what's the alternative they've hit upon instead?
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Stephanie Ritter, right participated in the balloon release to honor past organ donors whil Christin Schultz and Desirae Freiherr watched. The event was part of Organ Donor Awareness Day.......andi stempniak
- Filed Under
EDITOR: According to the organization Donate Life, more than 115,000 people in the United States are waiting for organ transplants. Organ donation is a complex decision, one with many contributing factors that can alter a life forever. Someone who will surely die receives a new organ and has a chance at life. One death might result in the continued life of several people.
There are many myths surrounding organ donation; these myths should be understood before a decision is made. Despite popular belief, for example, organ donation does not prevent an open-casket funeral ceremony for the ones who weren't so lucky. The donor's body is clothed and there will be no visible signs of organ or tissue donation.
Also contrary to popular belief, most major religions do support organ donation, and the success rate for organ transplants is between 80 percent and 90 percent, so the risk of complication is minor.
It is often forgotten that children are also in need of organs and need ones in smaller sizes. If someone is underage and wishes to donate, parents can give consent to his or her decision.
You can help save and improve lives by registering to be an organ and tissue donor when you renew your drivers license. People of all ages can donate, regardless of health history. You also can register online at http://DonorRegistry.wisconsin.gov.
Mariah Endres,
La Crosse


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Lodge 96 Reviews
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The rating percentage is calculated from customers who booked within the last 12 months.
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I visited Lodge 96 with my boyfriend three weeks ago. It was our first stop on a backpackers trip from the West Coast to Kwazulu Natal and we really, really enjoyed our stay with Matt and Rosa in Oudtshoorn!! :) Facilities are comfortable and homelike, Matt and Rosa are very open- and warm-hearted, helpful, excellent, personal service! They gave us a lift in their car to go for a walk in a park, great conversations, arranged shuttle to amazing ostrich restaurant, Cango Caves and farm! Thank u!!
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jGuru Forums
Posted By:
Posted On:
Wednesday, February 20, 2002 01:00 AM
For example, I've tried send mail to an invalid email address. however, there's no exception thrown and the TransportEvent gets message is delivered successfully. and there's bounce back email message that the mail cannot be sent out. How to check that and so in my program, I can know what mail is sent successfully without any error including bounce back message?
Thanks a lot.
Re: How to check the email has been sent successfully or not?
Posted By:
Posted On:
Wednesday, February 20, 2002 02:31 AM


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- Age / Gender:
- 85, Male
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- Towson, MD
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I've been waiting ever since march 13 for my audio submission to be approved.
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Favorite Art
Favorite Movies
Meet the Spy Rated 4.4175 Stars Gentlemen Comedy - Parody Gears of Awesome Rated 4.4312 Stars Gears of War is awesome and so is this movie. Comedy - Parody Metal Gear Awesome 2 Rated 4.4272 Stars The sequel to the smash (s)hit. Comedy - Parody Metal Gear Awesome Rated 4.3748 Stars Metal Gear is awesome is so is this movie. Comedy - Parody
Favorite Games
Manhattan Project Rated 4.3503 Stars Destroy cities and upgrade your plane in order to buy the Atom Bomb in 25 days. Strategy - Artillery LARRY: Gnomergeddon Rated 4.4238 Stars Battle hundreds of angry Gnomes! Try and survive 20 days and Submit your score! Action - Fighting - Brawler Portal: The Flash Version Rated 4.3973 Stars Based on Valve's latest hit, Portal: The Flash Version brings it all up in 2d! Action - Platformer - Puzzle LARRY: Big Dipper Rated 4.4163 Stars Fall down a giant pit of DOOM, last as long as you can, then submit your high score! Skill - Avoid
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|Shima: Just Smile
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By David Tisdale/University of Southern Mississippi
HATTIESBURG – Gov. Haley Barbour has been praised for his success in leading Mississippi through difficult economic times and the nation's worst natural disaster, Hurricane Katrina.
Last Tuesday, he encouraged the nearly 300 delegates to the 72nd annual American Legion Boys State to use their own leadership abilities to continue moving the state forward.
"You can be a leader in our state," he said during the week-long event at the University of Southern Mississippi. "You can be a leader in business, in your community, in our legislature. Take advantage of the leadership potential that people at your school see in you."
Boys State is a program that gives rising high school seniors the opportunity to learn about the process of politics and governance at the local and state level through a variety of hands-on activities.
This year's Boys State ended on Saturday. Southern Miss is hosting the American Legion Auxiliary Girls State this week.
Participants learn about political and legal systems at the city, county and state levels through simulated government processes such as political campaigns, elections, the crafting of legislation and jurisprudence in the fictitious state of "Magnolia."
"Delegates get the opportunity to learn about local and statewide politics, the election process, and the responsibilities of these elected officials," said Boys State Director Robert Murray.
In his last address to Boys State as governor, Barbour also shared with the delegates some principles that leaders in any field should follow to achieve success, including hard work, honesty and being results-oriented. "People are counting on politicians (and other leaders) for results, and good leaders are focused on results," he said.
Barbour, who is nearing completion of his second term as governor, noted that good leaders also make decisions based on reality and their knowledge of the issues confronting them. "Successful leaders study the issues and know what the facts are," Barbour said. "They not only know what the problem is, but know what the causes are."
Building a good team empowered with the authority to make decisions and sharing the credit for successes with them are also crucial to successful leadership.
"Build a team you can trust, and then trust them," he said. "And make sure the people on your team know you appreciate them."
Boys State delegates Mikey Armour of Tupelo and Turner Maxwell of Jackson both praised Barbour for his contributions as governor.
"He's been a great leader for Mississippi, a model for success as a governor," Armour said. "He's made the state a place where businesses want to locate and can thrive."
Maxwell was empowered by Barbour's speech.
"It was a great speech," he said. "I thought his advice about sharing the praise you get as a leader with your team was a great point. When you do that, others will want to help you more."


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The Big Book of Jazz - 2nd EditionItem #: HL.00311557
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PVG Mixed Folio. Arrangements for piano and voice with guitar chords. With Softcover. 9x12 inches. 320 pages. Published by Hal Leonard. (HL.00311557)
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This second edition is a selection of 75 prime jazz favorites, including: All of You · All the Things You Are · Autumn Leaves · Bewitched · Can't Help Lovin' Dat Man · Cherokee (Indian Love Song) · The Girl from Ipanema (Garota De Ipanema) · Honeysuckle Rose · In a Mellow Tone · Lady Sings the Blues · Lullaby of Birdland · My Funny Valentine · A Night in Tunisia · Quiet Nights of Quiet Stars (Corcovado) · Satin Doll · Skylark · Song for My Father · and more.
Songs Include:


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The Graduate Center offers more than thirty doctoral programs in the arts, humanities, social sciences, and natural sciences, including History.
Learn about the Graduate Center's core faculty,
including Distinguished Professor David Joselit (pictured),
on the Faculty Profiles page.
Through its extensive public programming, the Graduate Center contributes to the intellectual and cultural vitality of New York City.
The Graduate Center has announced its
Doctoral Student Parental Accommodation Policies.
Support for the Graduate Center ensures continued excellence in arts and
sciences graduate education, research, and public programming.
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10/9/2012 | 6:30 PM to 8:30 PM
The CUNY Syntax Supper is a series of biweekly talks on syntax and its interfaces with semantics and morphology, given by students, faculty, and visiting scholars, usually from institutions in the greater Metropolitan area.
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"Reallocation and Technology: Evidence from the US Steel Industry" with Allan Collard-Wexler
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Molly Crabapple's World Drawn From Wild TastesJuxtapoz // Monday, 05 Oct 2009
Molly Crabapple has made an internationally recognized name for herself with the wildly popular Dr. Sketchy's Anti-Art School. The New York Times recently wrote a great explorative piece on Crabapple and the surrounding success behind her scandalous life drawing classes that take place virtually anywhere- even in Times Square.
"On a recent fall night in Manhattan, the artist Molly Crabapple convened a group of people with drawing pads for a meeting of Dr. Sketchy's Anti-Art School, a group she founded in 2005 that now has branches all over the world," reports Carol Kino for The New York Times. "A cross between old-fashioned life-drawing sessions and new-wave cabaret, it usually meets every other Saturday at the Slipper Room, a burlesque-themed bar on Orchard Street. Typically, about 50 artists, Web designers, cartoonists and hipsters — alerted by word of mouth or the Internet — pay $12 each to draw a downtown personality like the alternative model Raquel Reed or the performance artist Amber Ray.
"But this session was slightly different, as Ms. Crabapple was holding it in Times Square, in pouring rain.
"The model for the evening was the comedic burlesque star Little Brooklyn, who was wearing the costume for her pigeon fan-dance act: a feather-covered teddy, thigh-high pink stockings that ended in stiletto-heeled claws, and a glittering black beak. Behind her stood Ms. Crabapple and her co-M.C., the illustrator John Leavitt, holding umbrellas. At 7:30 p.m. sharp Ms. Crabapple cried 'One-minute poses!' and Little Brooklyn began to vamp, striking Betty Boop-like attitudes — hand clasped to mouth in surprise, bending forward as if to hail a cab, lifting her feathered tail to reveal pink ruffled briefs. As passers-by stopped to stare and take pictures, Mr. Leavitt encouraged them to sing, applaud and coo. 'It's like Gene Kelly in an alternate dimension,' he cried.
"After a few two- and five-minute poses, Ms. Crabapple called a halt to the soggy proceedings and repaired to a nearby bar to drink absinthe. 'Standing on a public street and doing something cool — it feels so great,' she exulted. Within minutes she had posted a photo of Little Brooklyn on Tumblr, Twitter and Facebook.
"Ms. Crabapple, 26, had been promising this event to her fans for months as a reward if 4,000 of them signed up to follow her on Twitter. (Because fall arrived before she had fully achieved that goal, she held it slightly early, at about 3,800.)
"'For she was perhaps the real star of the evening. A former artists' and cheesecake model who has also done some burlesque dancing and a bit of fire eating, Ms. Crabapple is also known for chronicling the exploits of downtown nightlife personalities in an artistic style she describes as 'saucy Victoriana.' Until recently she was the in-house artist for the Box, drawing performers and designing curtains and T-shirts for the vaudeville palace on Chrystie Street. With her long dark hair, artfully made-up eyes and demurely vixenish demeanor, she can suggest Morticia Addams, John Tenniel's Alice in Wonderland or an anime caricature. And because she is never far from her iPhone or her MacBook, little of her life seems unshared.
"In fact, some believe Ms. Crabapple's talent is neither making art nor modeling nor fire eating nor Internet branding, but her ability to combine everything in one seamless persona. Joe Wos, who founded the ToonSeum, the cartoon museum in Pittsburgh, calls her 'one of the most innovative young artists out there right now' but argues that her influence extends beyond drawing. 'Dr. Sketchy's itself is a work of performance art,' said Mr. Wos, who runs the Pittsburgh sessions of Dr. Sketchy's. 'Molly Crabapple is an art movement in and of herself.'
Read the rest of this New York Times article here.


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Asteroid 4W 5H17 is about 150 feet in diameter and has a mass estimated at about 143,000 tons. Initial estimates placed the asteroid only within about 17,200 miles of EarthŌĆÖs surface, closer than the communication satellites that will have broadcast the news of its arrival. However, that mass -- combined with the gravitational forces of the Earth (and our nearby Sun), that have Asteroid 4W 5H17 and Earth locked in an astrological game of Chicken.
And while Earth might win, its inhabitants probably won't live to tweet about it.
Last year, Kinder Abiegdeel, Swedish Astrophysicist at the National Radio Astronomy Observatory in Green Bank, West Virginia warned that should an object of that size ever hit Earth, it would cause a blast with the energy equivalent of about 2.4 million tons (or 2.4 megatons) of TNT explosives. "That's more powerful than 180 times the atomic blast that leveled Hiroshima."
"Actually, I knew this one was coming for quite some time, but I didn't see a point in telling anyone. The only ones who will survive are cockroaches and ants. They don't read 'Astronomy and Astrophysics'. The irony is this asteroid would have been repelled by heat waves caused by Global Warming. However, all the successful efforts of the environmental movement to cool down the planet have actually brought about our demise."
Asteroid 4W 5H17 will begin its approach Saturday morning and it is expected to strike the earth around midnight. The only thing that could change its trajectory would be a side hit by the moon. Such an occurrence would be like hitting a 100mph fast-pitch baseball with a casually tossed beach-ball.
Preachers and religious leaders are urging followers to put their lives in order and make things right with God. "We're hoping Jesus puts in an appearance before this thing hits," said Pastor Paige Turner. "If not, well -- this is everyone's last chance to come to Wednesday night prayer meeting and set up a proper appointment. Heaven doesn't do walk-ins."
However, Kinder Abiegdeel wants to put everyone's mind at ease. "The most important thing I can tell people is, there's nothing to worry about. Worrying implies there is something you can do to change the outcome. Simply put, we are all doomed -- so you might was well make the most of it. If you have a date for Valentines, keep it. If you don't ...it kinda sucks to be you.
"But, if you're cute and desperate... call me, maybe."


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A Doctrine Of Echoes
AN echo may, for general purposes, be considered as made up of two main factors, a sound and a reflecting surface. In multitudes of cases it would be difficult to say which of the two has the greater share in the effect. In the world's famous echo spots, such as Killarney, or that at the Castle of Simonetta, in Italy, which repeats a note sixty times, the result is, here as everywhere, in direct proportion to the loudness of the trumpet-blast or pistol-shot. But that is only half the matter. The marvellous repetitions, as well as the quality and volume of sound, depend not so much on the emitted note as on the number and character of the reflecting surfaces. Of all echoes it is true that if we change either of the two factors, the original sound or the substance on which it impinges, we have a corresponding change in the phenomenon. This play of forces in the. dead world of rock and mountain has impressed most of us at one time or another with its strange, startling and often weirdly beautiful results. If we have been in a reflective mood, it has probably set us thinking. As these great sound combinations have rolled round us we lave realised the quickness of Nature's response, and also the variety of it. We see how every substance answers the call made on it according, not simply to the intrinsic nature of that call, but according, also, to its own intrinsic nature. The moment we strike that truth, we are at the centre of life and of history. An illuminating flash gleams over a hundred mysteries, and, if it does not penetrate their secret sets them at' least in a new light. Let us see, in some different directions, what the light seems to reveal.
The true echo realm is, let us premise, not the mountains but the field of human life. Rock and hill give back nothing comparable for variety and mystery with the notes that reverberate through the ages, with human souls for their sounding-boards. Our thought-world is full of deep undertones that roll in upon us from an immemorial past. The commonest words we use are blocks of mind-stuff rolled into their present shape by the attrition of measureless years. The ideas of the antique world are all alive to-day, only yielding new tones as they strike fresh mental surfaces. Continually in history have we the phenomenon of voices that had slumbered for millenniums, waking up suddenly and beginning again to fill the world. So was it at the Renaissance, when Europe, sunk for centuries in medieval scholasticism, listened entranced to the mighty musical note from ancient Greece. Today the hoary East, from an even greater antiquity, is whispering its mystic word into the modern ear. It is wonderful to note the tricks which the echo plays in history ; with what strange and sometimes sinister varieties it throws back the original sound. Luther's gospel rolls on him from one point in the shape of a Peasants' War; the liberalism of a Locke and a Boling-broke, so restrained and ordered at first uttered, striking on the fevered imagination of France, echoes back in wild eighteenth-century revolution; the calm research and cautious affirmations of our English Darwin rebound from answering brains on the Continent as a system of materialism and of no religion.
But our real theme is waiting. What has been said on the natural history of echoes was with a view to its special application to the question of religion. There are points here, obvious enough when we actually face them, but which have been strangely overlooked in average religious teaching. It was seen a moment ago that our echo varies directly, not only according to the character of the producing sound, but also to that of the material it strikes on. Have we fairly considered what this means in its bearing on our theories, of Gospel and Christianity ? An evident first result is that Christianity, as a -received fact, must vary with every race and every individual that it severally touches. For here, as with the mountain and the bugle note, it is not the sound only but the surface it reaches that produces the result. The whole problem is raised in that parable of the sower, the real significance of which is generally so entirely missed. The seed is from one basket and of a like quality throughout. But it falls upon a variety of soils and the results are entirely in accordance with the difference in them. The Gospel as thus conceived is, then, a revelation, not simply of the truth contained in itself, but of the mental and spiritual condition of. those it reaches. The proclamation of it is a kind of judgment-day, in whose light stands revealed the precise height to which its hearer has risen. It seems strange to say that a man's gospel is what his pre-existing disposition makes of it. That, indeed, would not be entirely true, for the message brings something of its own, apart from any qualities of the receiver. But these latter, we repeat, tell, and that decisively, at every point of the result.
But what is the outcome of this ? For one thing, that Christianity, as received by nations and individuals, is never an entirely new thing. It can only reach the soul by mingling with what is already there, and taking on its shape and colour. We teach what we call "the same things " to a cultured, subtle Brahmin and to a cannibal of New Guinea. Are they the same things ? Assuredly not to them. The mental product in these separate minds is different with all the difference of their training and of their past. Evidently we cannot make our Christianity a thing separate and apart from the world's earlier culture. The thing is forbidden by everything in history and by everything in the human soul. There is a Greek Christianity, and a Latin, a Saxon and an Indian as many Christianities as there are races and types, as many, indeed, as there are minds. And these forms owe their speciality to the earlier training which they found. The New Testament religion, so far from being isolated and out of relation with other disciplines, could not, the human mind being what it is, do anything at all except in union with them. To what, in the " sower " parable, is owing the thirty or the sixty fold product of some natures How did the ground in these cases come to be so good? There is only one answer. The Gospel here recognises the goodness of the Gospels that went before it.
We find here, in fact, a recognition of what a study of the nature of things, especially as seen in the laws of the mind, makes inevitable —that Christianity can only be properly under-stood as forming part of a great redemptive world-process, embracing all nations and all -ages, and working as certainly beyond as within the sphere of its own direct influence. This truth was indeed recognised in earlier ages of the Church more clearly than it is in some places to-day. The Alexandrian fathers were emphatic in their acceptance of what Clement calls the " dispensation of paganism " ; in their admission that the Greek philosophy was a Divine teaching, and that the whole earlier world was taught of God. What a fine breadth, at once of faith, of insight and of charity, have we in that utterance on this point of Clement in the " Stromata ": " Wherefore His are all men ; some actually knowing Him, others not as yet; some as friends, others as faithful labourers, others as bond servants. He it is who gives to the Greeks their philosophy for He is the Saviour, not of these or those, but of all. . Dispensing in former times His word to some, to some philosophy, now at length by His own personal coming He has closed the course of unbelief ; Greek and barbarian being led for-ward by a separate process to that perfection which is through faith."
The New Testament religion, then, as offered the world is not, nor was intended to be, in. itself an absolute. It is a relative, avowing, in its very terms a dependence for its results on the cultures which had preceded it. But to leave the matter here would be to leave it in halves ; we should have, in fact, precisely one of those half truths which make a whole falsehood. To get the entire truth we need now to look at the other half of our echo. We have seen some of the things included in the reflecting surface. What now of the producing voice ? There are laws on this side as well as the other. When, in the same surroundings, coming back from the same mountain side or cliff formation, we have at different times a different echo, we know the difference here must be in the originating sound. Variation of tone, of quality, of intensity, will be according to what is found in that. It is when we apply to the Gospel this other side of an echo-doctrine that we can re-make the Christian affirmations that our earlier study seemed to question. Innumerable other voices have, be-fore and since Christ, thrown themselves against this mountain mass of humanity. The mass was the same, but what of the response?
It is here that the consideration comes in with such effect that Harnack has urged in his latest work, "Das Wesen des Christentums." We cannot, as he says, judge a great personality simply by himself ; we cannot measure him merely by his own words, his own deeds. To approximate to his full size we must study the effect he has produced on others. And where we cannot hear the voice itself, we can measure it by its echo. When we carry this method to our estimate of Christ there is no doubt about the result. The most merciless critic of the New Testament must recognise that it represents what the first generation of believers thought and felt about Jesus. This is the echo of His personality in human hearts. Was there ever such an one, before or since ? Imagine Luther's or Wesley's most enthusiastic followers using language about them such as is used of Christ in the gospels and the epistles ! And the echo is not in language only, but in lives. Let any one read the account of early Christian living and character in the Apology of Aristides, and ask himself what force must have been operating to produce such effects upon the dissolute and degraded humanity of the Roman Empire ? The Divine life in man as here depicted, be sure, had Divinity for its origin.
What is here written is the merest fragment on our doctrine of echoes. All life and history could indeed be presented in terms of it. Our truest art is ever an echo. It is the reproduction of a pattern in the Mount, the reflection of an Eternal Beauty subsisting before the worlds. And music also. Our Beethovens and Mozarts are none of them inventors or creators. The music was there, with all its laws, its inmost essence and meaning, before they came or humanity was. They are only explorers of what was waiting to be found. Like St. Cecilia, they are listeners to a harmony that floats down from heaven. Our world is indeed full of echoes from that better country. Were our faculties more attuned we should hear them sooner. A saintly life makes a man an auditory nerve of the eternal. That others hear nothing is no disproof of his message. The deniers are simply asserting that they are deaf. The men who have seen do not contradict the blind. They pity them. Says Erasmus of Sir Thomas More : " He discourses with his friends of the life to come in such a way that one cannot fail to recognise how much his mind is in it, how good a hope he has of it." " A reporter of echoes," say you? Yes, but the echoes imply a voice.
( Originally Published 1903 )
Ourselves And The Universe:
Our Moral Variability
The Escape From Commonplace
Of Spiritual Detachment
Life's Present Tense.
A Doctrine Of Echoes
Of Divine Leading
Dream Mysteries
The Spiritual Sense
Our Thought World
Read More Articles About: Ourselves And The Universe


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The Power of a Single Gene
Conquest - Spring 2009
Variations in a common gene pathway may affect the risk of esophageal cancer, a dangerous and rapidly increasing type of cancer that now ranks sixth in cancer-related deaths worldwide.
Results of the study, which is the first to look at the association between variations in genes related to microRNAs (miRNAs) and esophageal cancer, found seven genotypes that were significantly associated with esophageal cancer risk and four more that showed at least borderline significance.
"Previous research has shown miRNAs control approximately one-third of human genes and may play a part in cancer risk," says the study's lead author, Xifeng Wu, M.D., Ph.D., professor in
M. D. Anderson's Department of Epidemiology. "But whether genetic variants of miRNA-related genes influence esophageal cancer has largely remained unknown."
"This research showed not only that a single gene contributes to the risk of esophageal cancer, but more important, that the joint effect of several genetic elements also can increase risk," says the study's first author, Yuanqing Ye, Ph.D., an instructor in M. D. Anderson's Department of Epidemiology.
Reported in the November 2008 issue of Cancer Prevention Research, a journal of the American Association of Cancer Research.
Conquest - Spring 2009
- Two Plus Two May Equal Better Treatment
- Dicer and Drosha Run Interference
- Novel Biomarker Forces Cells to Eat Themselves
- The Power of a Single Gene
- Supplements Don't Hold the Answers
- Putting a Face to the Disease
- Who Says You Can't Go Home?
- Increasingly Treatable: Advances in Multiple Myeloma
- Prophylactic Mastectomies: Tough Decisions for Young Women
- The Cancer Crusade: MD Anderson's Journey Through the Eyes of a Historian
Cancer Briefings
Moving Forward


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Product Details
IRA eligible, these beautiful coins feature 'Winged Victory' and are rapidly gaining popularity in the United States.
Coin Highlights:
- Contains 1 oz of .999 fine Silver.
- Individual coins come in protective plastic. Multiples of 20 are packaged in tubes.
- Eligible for Precious Metals IRAs.
- Obverse: Depicts two key symbols of the Mexican people: the Winged Victory statue in the forefront and the Mexican volcanoes Popocatepetl and Iztaccihuatl in the background.
- Reverse: Features a sculptural relief design of the National Shield, encompassed by the legend "Estados Unidos Mexicanos" (United Mexican States).
- Guaranteed by Banco de Mexico.
Protect your Silver Libertad in style by adding an attractive display box to your order.
Add this 1982 1 oz Silver Mexican Libertad coin to your cart today!
Mexican Silver Libertad -- why buy Mexican Silver from APMEX?Silver bullion is one of the world's favorite bullion investment metal. Silver is a popular way to diversify wealth. To buy Mexican Silver for your investment portfolio, call our Account Managers toll free at (800) 375-9006 or to chat live with our product expert. APMEX is where to buy Precious Metals! Also, you can come to us when it is time to sell Gold, Silver, Platinum, and Palladium.
|Product ID:
|Brilliant Unc
|Grade Service:
|1 Onza
|Mint Mark:
|Mo - Mexico City
|Metal Content:
|1 troy oz
|Banco de Mexico
|4 mm
|36 mm
|Inner Pack:
|Outer Pack:
Reviewed by 7 customers
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The most beautiful bullion coin I have had in my possesion. The one I recieved was in pristine condition. The beauty of this coinn rivals some of Perth Mints best offerings. It's a must have no matter the cost, but this is reasonable priced...for now.
- Value (low premium over spot)
- Attractive Design
- Collectible (lower mintage)
- Easy to Sell
- Mint Condition
- Recognized Brand
It's cool to see the evolution from the 80's design to today of the Libertad. I think most will find the newer version more appealing but it's great to have a variety for comparison. Not sure if value warrants small premium difference for stacking but certainly worth a couple for variety/comparison. It's a 30+ year old coin so has some very small scratches (not quite brilliant uncirculated) so reluctantly -1 star. Apmex's service was great as always.
- Easy to Sell
- Attractive Design
- Historical Interest
- Recognized Brand
- Common (higher mintage)
very disappointed with the condition of this coin, it was sold as BU. Bullion is not usually circulated, so i have no idea how this coin was so rough. i was really excited about adding this coin to my collection, but its condition is not acceptable.
- Attractive Design
- Collectible (lower mintage)
- Poor Condition
- Value (low premium over spot)
- Unattractive Design
Excellent coin! Purchased it because it was the first year of production of the Libertad and it coincides with my birth year. I am very pleased with this coin.
- Recognized Brand
- Easy to Sell
- Attractive Design
- Value (low premium over spot)
- Collectible (lower mintage)
The coins are works of art, with fine engraving on the edge of the coin. On my BU coins you can see and feel the cactus needles on the coat of arms on the reverse. Premiums fluctuate from $3-$8 over spot, so its best to time your buys. But these coins are beautiful, much nicer than U.S. silver, and they will be in demand in perpetuity. APMEX customer service and shipping is top notch. Never had a problem
- Mint Condition
- Recognized Brand
Coin is not brilliant uncirculated.. I order 7 of these and they all had defects, toning, and marks.. Nothing even close to like pictured above..
We provide all of our customers with a refund, return and / or exchange on everything we sell including all bullion and certified coins. If for any reason, you have a problem, please feel free to call us. We will always do our best to accommodate you.


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Code Enforcement Appeals
The Board of Housing Appeals resolves controversies arising out of the property maintenance and zoning code enforcement processes.
A written ruling or a written order to make repairs, corrections or alterations, or to obtain a Vacated Building Maintenance License, or rulings of a Housing Officer as it relates to Community Reinvestment Areas, such as denial of a tax exemption, etc., may be appealed to the Board of Housing Appeals.
Note: Orders to vacate a building, or condemnation of a building are appealed to the Board of Building Appeals, through the Department of Planning and Buildings.


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Jordin shares her
experiences with migraines
As they say in my business...the show must go on! When it comes time to promote an album or movie, I'm jumping from coast to coast, meeting to meeting, photo shoot to photo shoot – just trying to stay focused. With all that stress and fatigue, the last thing I need is to worry about having a migraine.
As it turns out, migraines are hereditary and just one of the many things I inherited from my mom. As a young girl, I remember watching my mom become completely debilitated by severe migraines. In an instant, she became drowsy, sick to her stomach and unable move from the couch. I was scared and troubled that there was nothing I could do to help her.
Then she found Excedrin® Migraine, and nothing else worked for her. When I started having migraines, I never thought of trying anything else for relief. I keep it in my medicine cabinet, my purse and my suitcase so that whether I'm on tour, or promoting an album, or just enjoying time with friends and family, I know a migraine won't slow me down.


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November 27, 2015
A date has been set for the KFC murder trial. Opening statements are scheduled to take place September 15, in Brazos County's 361st District Court.
The trial against Darnell Hartsfield who's accused of the murders of five people taken from a Kilgore KFC in 1983, was moved to Brazos County because of the intense media coverage.
The trial is expected to bring a large number of people into the Brazos Valley.
Hartsfield and his cousin Romeo Pinkerton are accused of killing them "execution style."
Pinkerton pleaded guilty to lesser charges in October, and received five life sentences.
Hartsfield is currently serving a life sentence for aggravated perjury in connection with the case.
Attorneys say they will not be seeking the death penalty.
The case went unsolved for two decades because of DNA technology not available until now. Authorities say Pinkerton's blood was found on a napkin at the scene. Blood from Hartsfield, who was arrested for aggravated robbery three days after the slayings, was found on a box of cash register tapes.
This isn't the first time Brazos County has hosted a high-profile murder case. In 1999, white supremacist Lawrence Russell Brewer was convicted of dragging a black man to death in Jasper.
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Enjoy trick-or-treat booths, carnival games and Monster Mash dance contests at the East Las Vegas Safe HalloweenFest. Dress in costume to participate in the costume parade which will offer prizes. Admission to the event is free and carnival tickets are for sale at door.
Event posted Oct. 16, 2012
Last updated Oct. 16, 2012