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NAI Ruhl Commercial - MultiFamily and Investments Report

Friday, June 30, 2017

Information contributed by David Levin of NAI Ruhl Commercial Company

Multi-Family Overview
Multi-family is coming off another record high year, both in terms of growth and sales volume. Per unit sale prices, once again, rocketed up in the fourth quarter after holding fairly steady most of the year.

Multi-family continues to outperform other property segments and has the lowest vacancy rate of all the major property types at 5.2%. It still accounts for the second-largest share of institutional investors’ real estate holdings, behind only the office sector.

Although the national vacancy rate for multi-family property is projected to increase to 5.6% in 2017 and to 5.7% in 2018, that still is below the 15-year average vacancy rate of 6.1%, according to CoStar Group.

Meanwhile rental rate growth is expected to moderate over the next two years to 2.3% in 2017 and 2.2% in 2018, but will remain above the 15-year average growth rate of 1.9%.

Demographics tend to contribute considerably to the growing popularity of renting. According to a study published by the Joint Center for Housing Studies of Harvard University, the increase of 9 million rental households the U.S. has experienced since 2005 is the largest increase in any 10 year period on record.

One key demographic segment that has contributed to the change in multi-family are the Millennials. As a whole, Millennials are delaying marriage and children, and are buying homes later in life. This has a major effect on the renter pool nationwide. Also, many Millennials are carrying a higher load of student loan debt, which makes financing a first-time home purchase difficult.

Notable Transactions

Local Multi-Family Market
There has been very little multi-family investment sale activity in the Quad Cities during the past three years. There currently is limited inventory available for sale and investment opportunity. Those that own quality complexes are electing to retain ownership. Occupancy of most quality and well located complexes is well into the 95% range and most downtown market-rate loft units have a wait list.

There also has been very limited development of new market rate complexes. Most likely, this is due to the cost of new construction outweighing the rent tolerance of tenants, as well as difficulty in obtaining commercial loans.

Capitalization rates remain historically low in the multi-family sector. Based on the latest NAR report on Realtors CRE markets, capitalization rates averaged 7% across all property types, a 50 basis point decline on a yearly basis. Apartments posted the lowest cap rate, at 6.5%, with Class “A” apartment transactions recording average cap rates of 6.2%.

Investments Overview
Commercial investment property sales volume in 2016 fell about 11% over 2015. In 2016, investors pulled back from larger investments due to the election and an uncertain economy. Perhaps the biggest challenge in 2016, especially so in our regional market, is a lack of product to purchase that meets the investment criteria of buyers.

However, 2016 still was a strong year for investment sales volume, according to Rene Circ, director of research at CoStar Strategy Group. Last year also marked a change in investor preferences from primary to secondary markets, as secondary markets now offer higher returns.

Local Market Investments
2016 was a quiet year for investment transactions in the Quad Cities. With several retail strip centers changing hands in 2015, it left very few retail investment opportunities. Notable transactions include the sale of JMF in Bettendorf, Goodwill Industries in Moline, and NAPA Auto Parts in Moline.

The number one challenge for investments in the Quad Cities is the lack of available inventory. A stronger leasing market for retail nationally and the knowledge that there are solid investors pursuing leased product, has encouraged developers to continue creating projects to fill the pipeline.

Investment Forecast
As a new Administration and Congress are up and running in Washington, D.C., we cannot predict what changes might happen with the Real Estate sector of the economy, however we do have some insights from the National Association of Realtors for 2017.

Until recently, the mortgage interest deduction was protected by lawmakers on both sides of the aisle. Backed by the powerful National Association of Realtors and supported broadly by middle-class homeowners, previous efforts to dismantle the mortgage deduction have gone nowhere.

When investors or businesses structure their asset sale and replacement purchases as 1031 Tax-Deferred Exchanges, they are able to defer paying capital gains and recapture taxes. The 1031 Exchange is a powerful tool that encourages people and entities to re-invest their profits into newer, more productive property, stimulating business and economic growth. However, it is very possible that 1031 Exchanges could be repealed or limited if they are included in upcoming tax reform bills.

The House Republican Blueprint for Tax Reform, titled “A Better Way” is expected to be the model for tax reform in 2017. The proposal pairs 100% immediate expensing with unlimited loss carry forward for all tangible & depreciable personal property assets and real estate improvements, except land. The proposal would also eliminate the business interest expense deduction. While the proposal does not repeal Section 1031, neither does it expressly preserve the provision.

The last comprehensive revision of the U.S. tax code was in 1986, when President Ronald Reagan signed the bipartisan Tax Reform Act of 1986. Since then, income tax rates have increased and the code has become more complex, leading many political leaders to call for a rewrite and updating of the current tax code. Goals for tax reform are varied, but include simplification, increasing the global competitiveness of American businesses, promoting job growth, and increasing the fairness of the tax system.

The changes to carried interest structures would significantly increase the tax liability for investors, an increase of somewhere between 13% and 19.6%. The problem is, in real estate there are different types of partnerships, different types of carried interest, and different amount of risks for investors. The issue isn’t black and white and the reform to carried interest shouldn’t be either. If the reform is included, real estate partnerships and joint ventures may take a big hit adding disruption of many local property markets, harm to both tenants and owners, and potential job losses.

That impact not only hits the real estate industry hard, but the entire economy. Over a 10-year span, we’re talking up to an estimated $131 billion decline in U.S. GDP, according to a 2015 analysis by Ernst & Young. The same study estimates that investments would drop by $7 billion, and labor income would fall by $1.4 billion in the long-run.

This tax reform, as it is now and with the repeal of Section 1031, brings up some serious questions. Is this going to create a ripple effect on other industries? Will this result in contraction of our economy? What are the negative impacts on small businesses and start-ups? Ultimately, will these negative impacts on the economy be offset by lower tax rates? Only time will tell.

Tips for Preparing for Homeownership

Monday, June 26, 2017 recently shared '5 Habits to Start Now if you Hope to Buy a Home in 2017.' Below are the top three from their list with a brief description.

#1 - Automate Your Down Payment Savings
One way to jump start your down payment savings is to automate your checking account to automatically save a small amount of your paycheck into a separate savings account or ‘house fund’. “Amassing enough for a down payment takes discipline & perseverance, but setting up automatic savings can make it easier. If you never see the cash, you won’t spend it.”

#2 - Build Your Credit History & Keep It Clean
When you go to apply for a mortgage, lenders will want to see that you have been able to pay off past debts. This means staying on top of your student loans, credit cards, and car loans and paying them on time! Credit bureaus recommend using no more than 30% of the credit available to you.

#3 - Practice Living on a Budget
Downsizing your spending now will allow you to save more for your down payment & pay down other debts to improve your credit score. A study by Bank of America showed that “95% of first time buyers were willing to make sacrifices to buy their home faster.” The top 3 sacrifices cited by Millennials when saving for a home are: cutting back on new clothes, a new car, and travel.

#4 - Know Your Credit Score
Knowing your credit score and getting a recent copy of your credit report is one of the first steps that you can take toward knowing how ready you are to start the home buying process.

Make sure all the information listed on your report is accurate and work to correct any mistakes. The higher your credit score, the more likely you will be to receive a better interest rate for your mortgage, which will translate into more ‘home for your money.'

#5 - Show Sellers You Are Serious... Get Pre-Approved
In many markets across the country, the number of buyers searching for their dream homes greatly outnumbers the number of homes for sale. This has led to a competitive marketplace where buyers often need to stand out. One way to show you are serious about buying your dream home is to get
pre-qualified or pre-approved for a mortgage before starting your search.

When you’re ready to buy, contact us at 866-441-1776 to be put in touch with a Ruhl&Ruhl Realtor. They will help you through the entire homebuying process - from start to finish! And if you’re looking for more information on buying your first home, check out Keeping Current Matters Milennials Guide to Homebuying.

NAI Ruhl Commercial - Industrial Report

Saturday, June 24, 2017

Information contributed by Charlie Armstrong, SIOR, Richard Schaefer and Alex Kelly of NAI Ruhl Commercial Company

The Greater Quad Cities region is home to many Fortune 500 industrial companies including John Deere Corporate headquarters and manufacturing plants, HNI / HON Company, Arconic, Tyson Fresh Meats, Kraft Heinz, ADM, Exelon, 3M, Nestle Purina, LyondellBasell and Illinois Tool Works along with the Rock Island Arsenal, a major U.S. military installation.

The Quad Cities industrial market totals approximately 50 million square feet while the regional submarkets add nearly 10 million additional square feet of industrial space. Manufacturing facilities represent approximately 40% of this total and warehouse/distribution properties make up the remaining 60%. Almost 62% of the industrial properties are located in the Iowa Quad Cities and 38% are located in the Illinois Quad Cities.

The Quad Cities has nine main industrial parks along with other scattered pockets of industrial-zoned areas. Additionally, each of the smaller submarkets around the Quad Cities has their own dedicated industrial parks. The Eastern Iowa Industrial Center in Davenport had an extremely successful 2016 with the construction start of the $203 million, 300,000 SF Kraft Heinz plant and the recent Sterilite announcement of a new 2,500,000 SF manufacturing and distribution center on 160 acres costing $73M and creating 500 jobs. This was the largest economic development project in the state of Iowa in the past year.

Market Activity
The total dollar volume of industrial transactions and gross absorption by square feet were up for the greater Quad Cities in 2016 while the number of transactions was down. In 2016, there was a significant 39.9% increase in industrial real estate transaction volume compared to 2015 with total industrial volume at $23,540,536 compared to $16,828,466 the prior year.

Gross absorption by square feet improved 8.9% from 1,134,128 SF to 1,234,485 SF in 2016. However, the number of industrial transactions fell by 20.8% from 53 transactions in 2015 to only 42 transactions in 2016. This discrepancy of higher dollar volume and gross SF absorption with fewer transactions is primarily the result of two factors; higher quality industrial real estate transacted in 2016 commanding higher prices and longer term leases resulting in higher lease values.

In 2015, industrial sale transactions represented $14,072,955 in volume and 818,395 square feet sold for an aggregate sale price of $17.20 per square foot.

In 2016, industrial sale transactions represented $13,632,750 in volume with 665,209 square feet sold for an aggregate sale price of $20.49 per square foot, an increase of almost 20%. While the sales transaction dollar volume was slightly down, lease transaction volume was up 260% from $2,755,511 to $9,907,786 in 2016 as a result of higher quality buildings and longer lease terms, as previously mentioned.

Of the 42 industrial transactions completed this year, the split between sales and leases was exactly 50%. There were 28 transactions or 67% in Iowa, and 14 transactions or 33% in Illinois. While there were a smaller number of transactions in the Illinois Quad Cities, those 14 transactions were for larger deals and accounted for approximately $12.8 million, or 54% of the total market volume, and 675,608 square feet, or 55% of the total space absorbed in the market.

In 2016, 71% of the industrial transactions were 30,000 square feet or less versus 79% in 2015. Of those, 22 were in Iowa and only 8 in Illinois. This is explained by the fact that Iowa has a much larger number of smaller single-user properties than Illinois. Overall, there were 12 transactions over 30,000 SF with 6 of those in Illinois and 6 in Iowa.

In summary, the Greater Quad Cities industrial market enjoyed a 39.6% increase in dollar volume for sales and leases and an 8.9% increase in gross absorption by square feet while the actual number of transactions fell by 20.8%. The bulk of this activity was for smaller properties in Iowa while Illinois had the majority of the dollar volume and space absorbed.

The industrial vacancy rate is tracked annually for all multi-tenant industrial buildings over 50,000 SF along with single tenant industrial buildings over 50,000 SF that are on the market for sale or lease. For 2016, the vacancy rate for this specially defined sample was 4% lower than 2015.

If the vacancy figure from this representative sample of industrial properties is applied to the total Quad Cities industrial market for all buildings over 50,000 SF, the actual vacancy for the Quad Cities in 2016 would be 5.1% vs. 6.1% in 2015, a 1% decrease. However, this vacancy rate does not apply to smaller single occupant properties which continue to be in high demand and short supply and would indicate a much lower vacancy rate.

Available Inventory
There has been a shortage of single occupant industrial buildings available for sale or lease in our market for a  number of years. This is especially true for buildings under 30,000 SF. This is now also true for leased spaces as well making it difficult to match existing inventory with client requirements.

At the same time, available supply of larger single tenant buildings is tight, especially on the Iowa side where there is increased demand. Large blocks of available space can still be found at most, but not all, of the large multi-tenant industrial centers. Much of the available industrial inventory is functionally obsolete and does not offer prospects the higher ceiling heights, increased number of dock doors, newer sprinkler system designs and available electric power supply required. There are approximately 17% fewer active listings in 2016 vs. 2015.

There had been little to no development of industrial buildings in the greater Quad Cities regional market in recent years. By contrast, in 2016 there were a number of new industrial developments started or recently announced as a result of the slowly improving national economy and lack of available local inventory.

Additionally, there is a 50,000 SF multi-tenant speculative industrial facility being planned for Bettendorf’s Riverside Development Park off of US Highway 67 with capability for expansion to 250,000 SF.

Industrial Investment Activity
The appetite for real estate investments has increased significantly as a result of investors searching for higher yields. Much like multi-family, office and retail property, investors are attracted to industrial product as well.

In 2016, our market saw three significant industrial sale transactions purchased purely for investment purposes. These properties totaled 211,000 SF and accounted for $12.7 million in volume. At time of sale, each property was 100% occupied by strong credit tenants on long term lease agreements. While lease details were not disclosed, each of these properties sold in the cap rate range of 8 to 8.5%. All three attracted quick attention from the investor market and sold at or close to full asking price.

This level of investment activity suggests investors are now beginning to look at tertiary markets like the Quad Cities where pricing has not reached the levels achieved in primary and secondary markets, thereby offering a higher yield to the investor. Across all market sectors (office, retail, multi-family and industrial) investment inventory in the Quad Cities is very limited in supply and demand is significant. The three key ingredients to a successful industrial investment sale include: long term net lease agreements (10 years plus), credit strength of the tenant and the functional utility of the underlying real estate in the event the tenant leaves.

(Please note that these three investment transactions were not included in the industrial volume, gross absorption and transaction count statistics previously provided in this report.)

Sale prices and lease rates for industrial buildings in the Quad Cities have remained steady in spite of the inventory shortage, but we are beginning to see modest price increases in those classes of buildings with higher demand.

Pricing and demand for industrial space varies widely depending upon the location, size, quality, features, and age of the property. Current net rents on a triple-net basis and sales prices per square foot are as follows:

With a steadily improving national economy and a new political perspective for increased job growth, tax cuts, lower regulatory burdens and major infrastructure spending, the outlook for the US industrial sector is bullish. The agricultural equipment industry is still forecasting continued weakness in global commodity markets through the end of 2017 and then a return back to normalcy.

This megatrend which affects agricultural related equipment manufacturers and their suppliers, a major economic influence in the Quad Cities, will continue to reduce demand for industrial real estate in our local market but will hopefully be offset by other manufacturing, distribution and industrial service companies in expansion modes, most notably, e-commerce and technological manufacturing.

Longer term, the industrial market and the number of manufacturing workers will drop as automation and robots reduce the need for human workers.

We have had two recent interest rate hikes with possibly one to two more scheduled for the balance of the year. Nonetheless, interest rates are still near historic lows and will most probably go up in the near term. There is no better time than now to evaluate your space requirements for the foreseeable future. Has new technology and higher productivity reduced your need for physical space or do you require additional space for expansion? In any event, now would be a good time, while interest rates are still very low, to lock-in financing to purchase or construct a new building.

Due to low available inventory of good industrial buildings, it will continue to be a challenge to find the right building or space for your specific requirements. Start looking for space early, continue to monitor the market for new buildings that become available, and be prepared to make quick decisions. If leasing property, negotiate longer lease terms with flat rates to avoid an inflationary increase and interest rate increases that will raise rents in the future.

All information herein, while not guaranteed, has been secured by sources we deem reliable. All information should be verified prior to sale or lease.

5 Reasons Homeownership is a Good Financial Investment

Wednesday, June 21, 2017

According to a report by Trulia, “buying is cheaper than renting in 100 of the largest metro areas by an average of 33.1%.” That may have some thinking about buying a home instead of signing another lease extension, but does that make sense from a financial perspective?

In the report, Ralph McLaughlin, Trulia’s Chief Economist explains:
“Owning a home is one of the most common ways households build long-term wealth, as it acts like a forced savings account. Instead of paying your landlord, you can pay yourself in the long run through paying down a mortgage on a house.”

The report listed 5 reasons why owning a home makes financial sense:
1. Mortgage payments can be fixed while rents go up.
2. Equity in your home can be a financial resource later.
3. You can build wealth without paying capital gains.
4. A mortgage can act as a forced savings account.
5. Overall, homeowners can enjoy greater wealth growth than renters

Bottom Line
Before you sign another lease, contact a Ruhl&Ruhl Realtor to discuss all your options.

Read more about the reasons you should buy this summer in Keeping Current Matters Summer 2017 Buyer’s Guide.

NAI Ruhl Commercial - Office Report

Friday, June 16, 2017

Information contributed by Shawn Langan and John G. Ruhl of NAI Ruhl Commercial

The office market remains stabilized both nationally and regionally. Nationally, new product has been constructed in larger markets with employment growth driven by the tech industry and the financial services sector. Markets without a technology employment component have not enjoyed as much growth in office space development and lease-up unless they have specific new employment entries to the market.

Nationally, overall vacancy is in the range of 13%, according to National Association of Realtors published statistics. This still is considered a healthy market as there is an adequate supply of space for a tenant to have options when considering a new space. However, it is not enough vacancy to define the market as a “tenant’s” or “buyer’s” market in which landlords must compete aggressively or lower pricing to attract tenants. In fact, in many markets we are
seeing a modest price increase. Nationally, lease rates have increased by greater than 11%. This is driven primarily by higher pricing as new construction fulfills the demand and new construction costs continue to rise.

Market Activity
From a regional perspective the office market is stabilized. There is limited vacancy in the Class “A” market class. The Quad City Area Realtor Association reports a vacancy of 13% but this is in large part based on future “proposed” projects which are still speculative and yet to be constructed. A more realistic vacancy rate would be in the neighborhood of 8% of actual existing product that is immediately available.

Class “B” product, which is considered well located and of good quality, is very much in demand. There is an abundance of Class “C” type space which would be defined as older construction, somewhat dated in appearance and perhaps not in as strong of a location. Tenants in previous years have taken advantage of softer markets and upgraded their locations into Class “B” facilities at attractive prices and have vacated Class “C” facilities creating the vacancies.

Owners of Class “C” type space have responded by offering more healthy tenant fit-out allowances to attract tenants. Some have made the decision to sell properties to entrepreneurial investors willing to upgrade the properties or to businesses moving out of a lease scenario into an owner occupied situation as a budgetary or financial strategy by business owners.

An important trend that our commercial real estate professionals have observed in the regional market is office size. We have seen the average office transaction compress in size significantly over the last three years. The
average office lease size in 2013 was 3,842 square feet. This average has dropped incrementally and our 2016
average market size in the Quad Cities is down to 2,639 square feet. This trend is occurring nationally. We believe
that this significant change is due to a combination of factors including companies being very mindful of
occupancy costs, more people working remotely or from home, more open office configurations with less
“hard wall” offices and less people doing more work, in general.

A major motivator for companies considering new and different space is attraction of bright young talent.
Research suggests that one of the biggest factors that young professionals consider when choosing an employer
is work environment. Savvy employers have recognized this and are responding with workspaces that possess a
“cool factor” in order to give them an edge in today’s competitive recruiting environment. Location also is key to
attracting young professionals. In major metro areas, there has been migration by tech and even more mainstream
businesses back to downtown and more urban locations from suburban locations which most companies flocked to in the late 90’s and early 2000’s. Young professionals are attracted to vibrant downtowns with interesting dining, drinking, shopping and entertainment options. Close proximity to amenity rich and unique housing options
also lessens the need and expense of owning a vehicle.

Medical office space continues to be a bright spot in the office market both locally and nationally. Changes driven
by the Affordable Care Act and competition among hospital systems are both factors causing this activity. Due to changes in styles of medical specialty practices, many medical users are constructing new office facilities versus
leasing existing product in order to design their facilities for efficiency and to secure locations that are close and convenient for their patients. Existing medical space is still in demand but landlords can anticipate having to update space and likely make floorplan changes in order to attract quality medical users for reasonable lease terms.

Genesis Health System announced a third HealthPlex facility in the Quad Cities. The $8-10 million dollar facility, which will be similar to the HealthPlex facilities in Bettendorf and Moline, will be constructed at the corner of West Kimberly Road and Elsie Avenue. Groundbreaking is anticipated to be in July of 2017. In an article published in the Quad City Times, Genesis’ Ken Croken described the facility as a “one stop shopping” approach to healthcare.
Croken went on to say, “we believe that consumers want more consolidation of services in single locations.
The current plan calls for lab services, imaging, physical therapy, primary care, and it’s still up in the air whether
there will be an urgent care office, which we call convenient care.” This project is a prime example of the wave of change that is ongoing nationally and locally.

There were 116 office leases completed in 2016 for a total of 306,217 square feet according to the Quad City Area
Realtor Association Multiple Listing Service. This is a 41% decrease over 2015. Total dollar volume of office leases and sales was $46,700,108 in 2016, down 49% from 2015.

Office lease rates in the Quad Cities remain stable and have experienced modest growth in the Class “A” and “B”
market segments with slight erosion of lease rates in the Class “C” segment. There are several factors in play that
have an impact on pricing. The first is supply and demand. The Class “A” and “B” office segments are in “balance,”
suggesting that Landlords are able to negotiate lease rates fairly close to their “asking” or “quoted” lease rates
without having to offer greater than standard tenant inducements such as free rent for a period of months or
greater than market finish allowances. Landlords also are negotiating annual rental increases of 2-3%. There are
new transactions that have occurred providing fresh comparable data to appraisers, brokers and landlords thereby
justifying increased pricing in the marketplace.

Looking forward, landlords should prepare for the need to subdivide larger spaces to keep their properties
occupied as we expect that the trend for smaller footprints will continue. This is not to say that we won’t continue
to see tenants with larger space needs but it is anticipated that the larger tenants will be less common and will be
pursuing open floorplan type concepts.

Tenant Strategies
• Lock in lease rates for longer terms as rents are likely to increase over the years to come
• Negotiate options to renew with your primary lease negotiations in anticipation of market lease rates being higher in the future
• If possible, negotiate flexible floorplans and options to expand or contract square footages to adapt to changing work styles of employees going forward
• Consider location and amenities carefully in order to position your company to be able to recruit bright young talent

Landlord Strategies
• List, market and negotiate based on current rental rates. Consult your NAI Ruhl Commercial real estate professional for the latest comparable market data
• Take advantage of today’s low interest rates to refinance and finance smart improvements to update your property to accommodate today’s changing working styles
• Negotiate 2-3% annual rent increases in today’s improved market in order to enhance cash flow and property value
• Consider selling Class “C” type properties to entrepreneurial investors willing to invest capital into the property to re-position and improve the property or consider selling to owner occupied type investors


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      1. Ruhl Blood Drive
      2. Five Tips for the First-Time Homebuyer
      3. Five Things to Love About the New mobileRUHL
      4. Iowa High School Graduation Rates are Up
      5. Great Time to Sell Your Home in Our Region
      6. Neighborhood Features that Devalue Your Home
      7. Limited Inventory for First-Time Home Buyers
      8. Tips for Your Next Home Project
      9. Home Improvement for Your Health
    9. APR (3)
      1. A Personal Touch for Children in Need
      2. Ruhl&Ruhl Realtors Ranks as Iowa’s Largest Privately-Owned Company
      3. Linking IN
    10. MAR (2)
      1. Ruhl&Ruhl REALTORS® Receives Five Star Award at Cartus Broker Network International Conference
      2. Recent Stock Market Volatility Highlights the Safety and Effectiveness of Investing in Local Real Estate
    11. JAN (2)
      1. – A new Look for the New Year!
      2. The Truth about Selling your Home this Winter
  4. 2015 (24)
    1. DEC (2)
      1. Homes Values Appreciate Between 3.10% and 9.14% over the Last Five Years in Eastern Iowa and Western Illinois
      2. Don’t Let the Cold Get you – Winterize your Vacant Home
    2. NOV (1)
      1. 3rd Quarter Sales Dip Wipes out Earlier Gains
    3. OCT (2)
      1. Karl Larsen Awarded Iowa City Newcomer of the Year
      2. New National Mortgage Process May Slow Real Estate Transactions
    4. JUL (2)
      1. Illinois Quad Cities Housing Market is up 27%
      2. Let's Kick Poverty so Everyone gets Home!
    5. JUN (4)
      1. Realtors Roll up their Sleeves to Save Lives
      2. Caroline Ruhl named 2015 Laureate of the Quad Cities Business Hall of Fame.
      3. Ruhl&Ruhl Realtors Awarded Coolest Places to Work
      4. Set the Stage for Success with these Home Staging Tips!
    6. APR (3)
      1. Strong Spring Market is Heating Up!
      2. We Walk The Extra Mile So They Can
      3. 2015 QCBR Spring Parade of Homes
    7. MAR (1)
      1. Early March is a Great Time to Put Your House on the Market
    8. FEB (3)
      1. New Construction Inventory Picking Up
      2. Ruhl&Ruhl Realtors Celebrates Strong Results!
      3. 2015 Will Be a Good Year for Home Sales
    9. JAN (6)
      1. Burlington, Iowa
      2. FHA Reduces Annual Insurance Premiums
      3. The Truth about Selling your Home this Winter
      4. North Liberty, Iowa
      5. House Prices Continue Appreciating
      6. New Services Provide Options for Land Brokerage
  5. 2014 (65)
    1. DEC (8)
      1. Ruhl&Ruhl Realtors Awarded for Exceptional Customer Service
      2. Are you Ready to Buy your First Home?
      3. Newbo is Growing
      4. Volunteering Hits Home
      5. Ruhl&Ruhl Property Management Voted Number One in Quad Cities; Ruhl Ranks in Other Categories
      6. Celebrating the Life and Legacy of Chuck Ruhl
      7. Harry Blewett Awarded Dubuque Realtor of the Year!
      8. Ruhl Mortgage Partners with Quad City Bank & Trust
    2. NOV (3)
      1. How to Host a Stress-Free Thanksgiving
      2. Ruhl&Ruhl Agents Pursue Mastery
      3. Markets Steadily Improving
    3. OCT (10)
      1. Don’t Let the Cold Get you – Winterize your Vacant Home
      2. Toys for Tots Collection Drive
      3. Quad Cities Real Estate Update: Local Market is Up
      4. Cedar Rapids Real Estate Fall Update: Regional Markets Improving
      5. Iowa Top Workplaces include Ruhl&Ruhl Realtors
      6. Home Staging Tips for Fall
      7. Drive-In Movie Theater in Blue Grass, Iowa
      8. Real Estate in Blue Grass, Iowa
      9. Geneseo Go-Giver
      10. Two Rivers YMCA Sneaker Ball Keeps Kids Running
    4. SEP (10)
      1. Ruhl&Ruhl Realtors Sponsors Quad City Marathon
      2. Blue Grass, Iowa
      3. Eric Schlutz Elected President of Realtors Land Institute
      4. The Location ‘Ruhls’ at Newbo, Cedar Rapids
      5. 2014 QCBR Fall Parade of Homes
      6. Rick Hernandez has a Growing Family
      7. The Scenic Village of Thomson
      8. Iowa City Region's Home Prices Appreciating
      9. The Melon Capital of the World - Thomson
      10. Featured Community: Thomson, Illinois
    5. AUG (6)
      1. Home Prices Appreciating in the Cedar Rapids Region
      2. Moving is Tough - Make it Easier!
      3. Excellence in Education in Geneseo
      4. Housing Market Stabilizing in Cedar Rapids
      5. Zillow
      6. Dwindling Condo Sales Stall New Construction Market
    6. JUL (4)
      1. Mobile Technology has made Life Easier
      2. 30 Open Houses in 30 Days
      3. House Hunting in the Palm of your Hand
      4. Ruhl&Ruhl is more than Real Estate
    7. JUN (3)
      1. Ruhl&Ruhl Realtors Opens Office in NewBo
      2. Race for A Life
      3. Support Quad City Area Children, with Flowers!
    8. MAY (5)
      1. Can St. Joseph Sell your Home?  
      2. Spring New Construction Update: New Home Sales Show Modest Increase Under Harsh Conditions
      3. Thinking about Renting Out Your Home?
      4. Spring Real Estate Update: Home Prices Rising in Our Markets
      5. The Five Biggest Turn-offs For Homebuyers
    9. APR (4)
      1. Ruhl&Ruhl Realtors Ranked Iowa’s Largest Privately Owned Real Estate Company
      2. 2014 QCBR Spring Parade of Homes
      3. Iowa Farmland Value Decreases, but Demand Stays Strong
      4. Now is the Time to Buy
    10. MAR (3)
      1. Going for Gold
      2. Get Silly, Outside for St. Patrick’s
      3. 4 Reasons to Sell Now
    11. FEB (5)
      1. New Rule in Mortgage Lending
      2. Ruhl&Ruhl Realtors Ranked #1 in Customer Service
      3. Bruce Braley Speaks with Ruhl&Ruhl Realtors on Dubuque Tax Credit
      4. Home Improvements to do Before Spring
      5. Ruhl&Ruhl Realtors Congratulates 2013 Award Winners
    12. JAN (4)
      1. You Might Find this Pin-teresting!
      2. Consider Cost Not Just Price
      3. Ruhl&Ruhl Realtors Agents Receive Recognition from Midwest Five Star Real Estate Agent Program
      4. 7 Quick Tips For A Kid-Friendly, Less Stress Move
  6. 2013 (44)
    1. DEC (7)
      1. 8 Reasons to List or Extend your Listing During the Holidays
      2. Santa's Secret
      3. Flood Insurance Rates May Rise for Homeowners
      4. Should You Buy that Fixer-Upper?
      5. New Commercial Real Estate Company Opens in Quad Cities!
      6. Home Prices Continue to Rise in Local Markets
      7. Ruhl&Ruhl Realtor’s is more than Real Estate – We’re Family!
    2. NOV (4)
      1. Ruhl&Ruhl Realtors Announced Top Real Estate Company by Community
      2. Ruhl&Ruhl Sponsors Toy Tree at the 2013 Festival of Trees
      3. Travis Hiatt Elected Secretary/Treasurer for Iowa City Area Association of Realtors
      4. Emilie Blindt Awarded “Newcomer of the Year” by the Iowa City Area Association of Realtors
    3. OCT (2)
      1. Ranked #5 Website in Nation
      2. Congratulations to Sam Rollins
    4. SEP (3)
      1. Ruhl&Ruhl Announced as Iowa Top Workplace
      2. Kristin Mayo Receives Community Betterment Grant
      3. Dubuque Iowa Listed Within Top 10 Great Cities
    5. AUG (4)
      1. 2013 QCBR Fall Parade of Homes
      2. Sharon Tahere Nominated for Good Neighbor Award
      3. Ruhl Mortgage – New Name for Local Mortgage Company
      4. Quad Cities at Lowest Housing Inventory since 2000
    6. JUL (2)
      1. Blue Skies Ahead in our Local Real Estate Markets
      2. What If I Don’t Currently Qualify For a New Mortgage
    7. MAY (2)
      1. Home Prices Steadily Rising in our Local Markets
      2. Ruhl Premier Access – FREE Super Suite of Tools
    8. APR (8)
      1. Ruhl&Ruhl REALTORS presents the Big Brothers Big Sisters Annual Plant Sale
      2. Ruhl&Ruhl hits 300!
      3. Revision of FHA Mortgage Policies
      4. Caroline Ruhl Inspired by New Strategies and Networking at the Cartus Broker Network International Conference
      5. Catch a Buyers’ Eye – Top Rated Exterior Improvement Projects
      6. 2013 QCBR Spring Parade of Homes
      7. Ruhl&Ruhl REALTORS Ranked Iowa’s Largest Privately Owned Real Estate Company
      8. The TRUTH about How Real Estate Agents Get Paid
    9. MAR (2)
      1. User Guide - Mobile Real Estate Solution
      2. Quad Cities at Lowest Housing Inventory since 2001
    10. FEB (5)
      1. Home Prices Steady in our Markets
      2. The Best Industry to work in? Real Estate!
      3. From Residential Investments to Real Estate Wealth
      4. New Home Sales Rebound in 2012
      5. Ruhl&Ruhl has launched its brand new app mobileRuhl!
    11. JAN (5)
      1. Ruhl&Ruhl Stays Hot Leading the Real Estate Market Again!
      2. Davenport NOW Tax Incentive Extended
      3. Ruhl&Ruhl Leads Quad Cities Real Estate Market
      4. Despite Old Man Winter, Cedar Rapids Real Estate Market Warming
      5. Matt Schwind Recognized as Iowa Realtor of the Year
  7. 2012 (38)
    1. DEC (2)
      1. Ruhl and Ruhl Selected as a SIRVA Relocation Preferred Broker
      2. Make your move- 8 Money Saving Moving Tips
    2. NOV (2)
      1. Black Friday Survival Guide
      2. Is It Time to Invest in a Rental Property?
    3. OCT (1)
      1. Iowa Farmland Increased 18.5% in Value
    4. SEP (2)
      1. 5 Reasons to Sell Now
      2. Ruhl&Ruhl REALTORS Participates in 2012 Fall Parade of Homes
    5. AUG (5)
      1. Ruhl&Ruhl REALTORS Participates in the Student Hunger Corporate Challenge
      2. Ruhl&Ruhl REALTORS Participates in the United Way Day of Caring
      3. Why wait? Davenport Real Estate NOW!
      4. Ruhl&Ruhl Realtors Celebrates Success for First Half of 2012
      5. Is There a 3.8% Sales Tax on Homes in the Health Bill?
    6. JUL (4)
      1. Quad Cities Housing Market Recovery Charging Ahead
      2. Loan Officer Receives Community Grant
      3. Should You Wait to Sell??
      4. Ruhl&Ruhl Realtors Moves into New, High-Tech Office
    7. JUN (2)
      1. Sizzle vs. Steak or Sizzle AND Steak?
      2. The Emotion Driving the Housing Recovery
    8. MAY (2)
      1. New Manager Joins Ruhl&Ruhl REALTORS in Cedar Rapids
      2. Proper Planning for Your Mortgage Application
    9. APR (5)
      1. Ruhl&Ruhl Participates in 2012 Spring Parade of Homes
      2. Ruhl&Ruhl REALTORS Ranked Iowa’s Largest Privately Owned Real Estate Company
      3. What It Means To Be an ‘EXPERT’ in Real Estate
      4. Ruhl&Ruhl REALTORS Supports the Big Brothers Big Sisters Annual Plant Sale
      5. FHA Mortgage Insurance Changes Coming April 9th
    10. MAR (4)
      1. Ruhl&Ruhl Hosts 2 FREE Career Seminars
      2. Buying a Home? The COST Is More Important Than the PRICE
      3. House Sales in the U.S.
      4. Home Prices Continue to be Strong in our Markets
    11. FEB (5)
      1. 1862 Mortgage Offers Home Affordable Refinance Program
      2. Is It Time for Young Families to Buy a Home?
      3. Where Are Rents Headed?
      4. New Construction Inventory Falling
      5. Ruhl&Ruhl REALTORS Celebrates Sales Growth in 2011
    12. JAN (4)
      1. Iowa housing market stable
      2. America’s Top 10 States For Business in 2011
      3. Funds Available for Military Homebuyers in Illinois
      4. Comparing Real Estate To Other Investments
  8. 2011 (79)
    1. DEC (4)
      1. One in Five Baby Boomers Gifting or Loaning Money to Children or Grandchildren to Help Buy Homes
      2. “As A Home Seller, Why Should You Care About Involving A LENDER In The Home Selling Equation?”
      3. The Need for a True Real Estate Professional
      4. Home Prices Strong in our Markets
    2. NOV (6)
      1. How Much Should You Put Down?
      2. Is There a 3.8% Tax on Homes in the Health Bill?
      3. Americans Still Believe in the Value of Homeownership
      4. Is the Real Estate Market a Good Return on Investment?
      5. What If I Don’t Currently Qualify For a New Mortgage?
      6. Top 10 Tips for First-Time Homebuyers
    3. OCT (7)
      1. Was it Worth Waiting?
      2. $3,500 in Down Payment Assistance is now available for Qualified Iowa Home Buyers
      3. Ruhl&Ruhl Supports the Dubuque Museum of Art
      4. New Manager Joins Ruhl&Ruhl REALTORS in
      5. New Manager Joins Ruhl&Ruhl REALTORS in Moline Office
      6. Short Sale vs. Foreclosure: A Short Sale Always Wins
      7. Ruhl&Ruhl Named for Having One of the Most Colorful Trees in the QC
    4. SEP (6)
      1. America’s Top 10 States For Business in 2011
      2. Home Sales: Investors Are About to Return
      3. Cleaning Up the Negative Media on Housing
      4. Ruhl&Ruhl Participates in 2011 Fall Parade of Homes
      5. Increasing Demand Increases Value of Farmland
      6. Short Sales: Has Their Time Finally Arrived?
    5. AUG (6)
      1. Ruhl&Ruhl Selected as a Prudential Preferred Broker
      2. Home Prices Stable in Our Markets
      3. Ruhl&Ruhl Expands to Offer Consulting, Asset Management & Multi-Family Brokerage
      4. Ruhl&Ruhl REALTORS Announces New Burlington Office
      5. It’s Time to Buy (or Refinance)
      6. More Disclosures on the Way to “Help” the Consumer
    6. JUL (5)
      1. Ruhl&Ruhl Congratulates Rock Island Arsenal for Best Overall Chapter Award
      2. Why Do People Actually Buy a Home?
      3. 5 Real Estate Headlines You’ll See in the Next Six Months
      4. Ruhl&Ruhl REALTOR Assists with the Sale of Cedar Rapids Church
      5. Top 5 Real Estate Headlines in the 1st Half of 2011
    7. JUN (9)
      1. Ruhl&Ruhl REALTORS Sponsors THE Quad City Marathon
      2. A Window of Opportunity for House Sellers
      3. Will Falling Values Lead to More Strategic Defaults?
      4. Ruhl&Ruhl REALTORS to Host FREE Career Seminar
      5. Fixed-rate Mortgages Fall to 6-Month Lows
      6. Mortgage Insurance Cancellation: The Myths and Realities
      7. How To Make An Offer that Will Be Accepted
      8. Should You Rent or Buy in this Market?
      9. Why You Need a True Professional to Sell Your Home
    8. MAY (7)
      1. Appraisals: Why You Must Now Sell Your House Twice
      2. Is a Short Sale or a Foreclosure My Best Option?
      3. 5 Reasons You Should Consider Selling Now
      4. Even the Naysayers Are Saying To Buy Now!
      5. Almost 14,000 Houses Sold Yesterday
      6. A Bull Market in Rental Housing
      7. RUHL&RUHL REALTORS Sales Professionals Earn Affinity Specialist From Cartus Broker Services
    9. APR (9)
      1. 11 Cities Where Homes Sell the Fastest – Iowa City, IA Made the List!
      2. Foreclosures: Bringing Clarity to the Confusion
      3. Ruhl&Ruhl REALTORS Sponsor of Schmooza Palooza
      4. Ruhl&Ruhl REALTORS Ranked Iowa’s Largest Privately Owned Real Estate Company
      5. NEWSFLASH: There Is NO Inventory!!!
      6. Fannie Mae Announces 3.5% Buyer Assistance on REO Properties
      7. Real Estate and Financing Are PERSONAL
      8. 2011 Spring Parade of Homes
      9. What is a QR code? And what does it do?
    10. MAR (10)
      1. Real Estate: GOLDen Opportunity of This Decade
      2. Iowa Farmland Increased 25.4% in Value
      3. Distressed Sales: State by State
      4. Military Homebuyer Tax Credits Still Available!
      5. 10 Reasons People Decide to Buy a Home
      6. If Prices Are Falling, Why Are the Rich Buying?
      7. Ruhl&Ruhl REALTORS Partners with Nelson Brothers Insurance
      8. 7 Tips for Short Sale Success
      9. For Buyers: The Financial Opportunity of a Lifetime?
      10. If Your Goal Is to Buy Low, Buy Now!
    11. FEB (5)
      1. First-Time Homebuyer Tax Credit Repayment
      2. Selling Your House? 5 Reasons To Do It NOW!
      3. Does It Make Sense To Buy a Home?
      4. Where Are Housing Prices Headed?
      5. Trending Up in 2011
    12. JAN (5)
      1. Housing Market in Q-C ‘bubbling’
      2. Experts on Real Estate
      3. Rental Prices Jump 11.6 Percent in 2010
      4. 3 Questions You Must Answer Before Buying a Home
      5. Do Neighborhood Watch Groups Cut Crime and Insurance Costs?
  9. 2010 (38)
    1. DEC (6)
      1. 5/1 ARM Offers Best of Price and Stability
      2. Foreclosures Decreasing: Exploring the Short Sale Option
      3. Millennium Did Not Crash the Housing Market, What a Great Decade!
      4. Real Estate a Great Investment in Our Region
      5. Myths: The Earth Is Flat and Newspapers Sell Houses
      6. 5 Holiday Hosting Disasters and How to Avoid Them
    2. NOV (5)
      1. Buying a Home Now Is a No-Brainer
      2. Robson Homes Now Building at Prairie Heights in Davenport
      3. Scott County New Home Sales Grow in 2010
      4. Protect Our Property Values: Short Sales Better Than Foreclosures
      5. Should You Move or Improve?
    3. OCT (3)
      1. Best Time to Buy? Bottom of a Recession!
      2. Why wait? Davenport NOW!
      3. DIY Home Energy Audit in 6 Easy Steps
    4. SEP (6)
      1. Home Prices Up in Our Markets
      2. Best Chance to Sell Your Home the First 5 Days on the Market
      3. Understanding Real Estate Representation
      4. How to Assess the Real Cost of a Fixer-Upper
      5. Pending Home Sales on the Rise
      6. Ruhl&Ruhl REALTORS Participates in Student Hunger Drive
    5. AUG (2)
      1. Health Care Bill Includes New “Real Estate Transfer Tax”
      2. Ruhl&Ruhl REALTORS Announces New Cedar Rapids Office
    6. JUL (2)
      1. Mike Wendt Assumes Role as Ruhl&Ruhl General Sales Manager
      2. Tax Credit Deadline Extended
    7. JUN (2)
      1. Ruhl&Ruhl REALTORS Critiqued by Peers
      2. Head Shave for Hospice
    8. MAY (2)
      1. Ruhl&Ruhl to Host Military Financing Seminar
      2. Post-Tax Credit Buyers May Save Money
    9. APR (3)
      1. Ruhl&Ruhl Outsells Mel Foster Company
      2. A Strong Start to the New Year - Scott & Rock Island Counties New Construction Report
      3. North Liberty Dominates Iowa City Area New Construction
    10. MAR (2)
      1. Ruhl&Ruhl Receives Five Star Circle of Excellence Award at Cartus Broker Network International Conference
      2. Q-C's new homes market shows signs of growth
    11. FEB (2)
      1. New Manager Joins Ruhl&Ruhl REALTORS in Maquoketa and DeWitt
      2. Sales Growth in 2009
    12. JAN (3)
      1. Fifth Generation Joins Ruhl&Ruhl REALTORS
      2. Q-C home sales show strength
      3. New Construction Markets Stabilizing
  10. 2009 (35)
    1. DEC (3)
      1. New Construction Coming Back to Life
      2. Ruhl&Ruhl REALTORS Wins Primacy Relocation Recognition
      3. Homebuyer Tax Credit FAQ
    2. NOV (4)
      1. How to score an offer
      2. Obama Signs Extended Tax Credit into Law
      3. Congress Passes Homebuyer Tax Credit
      4. Choosing an Agent
    3. OCT (7)
      1. Region’s 3rd Quarter Housing Market
      2. The New Construction Market
      4. Thinking of a Career in Real Estate? Think Ruhl&Ruhl!
      5. Mobile Applications link buyers, agents
      6. Everything You Need To Know About the First Time Home Buyer $8,000 Tax Credit
      7. September Brings a Continued Real Estate Upswing in our Markets
    4. SEP (6)
      1. Finding or Selling Your Home while using Social Media
      2. Ruhl&Ruhl REALTORS Celebrates Grand Opening of New Muscatine Office
      3. MobileRuhl
      4. 1862 Mortgage
      5. Plan your own Open House Tour!
      6. Totally New Website with New look, Improved Function
    5. JUL (1)
      1. Mobile Ruhl: Search Listings on Your Cell Phone
    6. JUN (3)
      1. Federal tax credit continues to draw new home buyers
      2. Davenport, IA Passes Tax-Rebate Program: Davenport NOW
      3. Ruhl&Ruhl REALTORS Announces New Office in Muscatine
    7. MAY (3)
      1. Q-C housing sales rebound
      2. Quad City Home Sales Bright Spot in Country
      3. Website Visits, April 2008 to April 2009
    8. APR (5)
      1. Iowa Finance Authority: Military Service Member Homeownership Assistance
      2. REOHome Program from Iowa Finance Authority
      3. The Real Estate Market Is Back!
      4. Ruhl&Ruhl 100th Largest Broker in Country
      5. Ruhl&Ruhl agents had the best week since July 2007!
    9. MAR (2)
      1. 2009 - First Time Homebuyer Tax Credit - FAQ's
      2. 1862 Mortgage - Finding a loan officer thats right for you.
    10. JAN (1)
      1. Ruhl&Ruhl Celebrates Market Share Gains
  11. 2008 (2)
    1. DEC (2)
      1. Builders Respond to Changing Market
      2. 1862 Mortgage

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