Nevada City Virtual Tour

Thursday, June 28, 2012

Nevada City News & Events

NC Foreign Car Show & Wine Stroll June 9th
The 2nd annual Nevada City Foreign Car Show, Wine Stroll, Pub Crawl and Sidewalk Sale to take place June 9, 2012

The Sierra Sports Car Group, United Way of Nevada County and The Nevada City Chamber of Commerce are proud to announce the Second annual Nevada City Foreign Car Show. This event is a collaborative effort between the three groups.
This exciting event will take place in downtown Nevada City on June 9, 2012 from 10:00 to 3:00. Foreign Car and motorcycle enthusiasts may enter their vehicles. The entry will be limited to 1980 and older vehicles, including vintage motorcycles. There will be a special class to allow cars of special interest to enter, such as race cars and exotics. The cars will be parked on Broad Street in Nevada City for the public to view. For more information on car and motorcycle registration visit
During this fun day, there will also be a Nevada City Wine Stroll, a Pub Crawl with several local restaurants participating and a Sidewalk Sale in downtown Nevada City. The Car Show is free to attend.
The Sierra Sports Car Group is an informal group of enthusiasts who enjoy restoring, driving, maintaining and showing their vintage cars. Most of their members are located in the Nevada City/Grass Valley area, and meet on a monthly basis. The Group began meeting in 1990 and has grown to some 75 members and the cars range from M.G’s, Austin Healey’s, Porsches and Ferraris.
This will be a great opportunity to see many of the vintage cars up close and talk to the owners of these beautiful and rare cars. There will also be music and information available about United Way of Nevada County, The Nevada City Chamber of Commerce and the Sierra Sports Car Group. During the event a people’s choice award will be given out. The public may vote for their favorite cars. This event will go on Rain or Shine.
The proceeds will go to the United Way of Nevada County and the Chamber of Commerce to help support community efforts in our area. United Way of Nevada Counties current impact areas are Education, Income and Health.
For more information on the Car Show, visit United Way of Nevada County’s Website at www.UWNC.Org or the Sierra Sports Car Group website at or call United Way of Nevada County at 274-8111. For more information about the Wine Stroll, visit the Nevada City Chamber of Commerce Website at or call 265-2692.

Balinese Music & Dance at NCSCC June 9
Gamelan Sekar Jaya – Traditional Balinese Music and Dance
Saturday, June 9th, 2012
Grounds open at 6:00 pm. Show begins at 7:30 pm
North Columbia Schoolhouse Cultural Center on the San Juan Ridge
17894 Tyler Foote Road, Nevada City, CA, 95959
Gamelan Sekar Jaya, a sixty-five member company of musicians and dancers, specializing in the performing arts of Bali, Indonesia, returns with the entire company to the outdoor amphitheater and lawn at North Columbia Schoolhouse Cultural Center on Saturday, June 9th.
Based in the San Francisco Bay Area and led by master artists I Dewa Putu Berata and Emiko Saraswati Susilo, Sekar Jaya’s season finale performance will include traditional and newly created works on four distinct gamelan instrument ensembles: the cutting-edge and extremely rare seven-toned bronze gamelan semarandana; the sweetly shimmering four-tone gamelan angklung; the delicate and virtuosic gendér wayang quartet; and the rare ensemble of gigantic bamboo marimbas, gamelan jegog. The musicians will be joined by Sekar Jaya’s Balinese dance ensemble.
Attendees may arrive as early as 6:00 pm to enjoy a picnic, or dinner from local food vendors. A blanket is suggested for those wishing to sit during the second act. For more information, visit
TICKETS: $21 adults/$18 current members, seniors (65+), students (w/ current ID); $9 kids (12 and under). Kids of current members are free. $26 at the door.
Tickets available at Nevada City Box Office, Briar Patch and Mother Truckers. Discounts and group rates are available by contacting the North Columbia Schoolhouse directly at (530) 265-2826.
INFORMATION: Call 265-2826 or email

Adult Soap Box Derby June 16
The 2nd annual Nevada City Adult Soap Box Derby races into town Saturday, June 16th, just in time for Father’s Day weekend. 42 teams of three or more people, racing everything from sleek aerodynamic speed cars to amazing works of art on wheels, will take to the 1/2 mile course down Nimrod Street near Pioneer Park in Nevada City. This family fun event not only brings together local businesses and the community but also raises monies for new projects and amenities in the park for everyone to enjoy.
Last year race organizers expected a modest turn out of 500 people but where blown away to find 4500 people came out to enjoy and support the inaugural event. Over $5000 was raised for the park from sponsorships, concessions, and entry fees.
Registrations for this year’s race sold out in a day and there is now a waiting list. Local businesses that will be participating include Nevada City Adult Soap Box Derby host sponsor AJA Video Systems, Telestream, Ensemble Design, Sierra Nevada Memorial Hospital, BYOB, among others.
Make it a weekend! Saturday, June 16th, 2012 is the day before the 52nd Annual Nevada City Classic bike race. This race is the second oldest of it’s kind in the nation. (Previous winners include Greg Lemond, Lance Armstrong, Levi Leipheimer and other top name riders.)
Check out this great video from last years event:
What: 2nd Annual Nevada City Adult Soap Box Derby
When: Saturday, June 16, 10am-4pm
Where: Nimrod Street, Nevada City, CA
Tickets: Free
More information:

Emma Nevada House Receives Award
TripAdvisor awarded the Emma Nevada House the prestigious 2012 Certificate of Excellence award. The Emma Nevada House Bed & Breakfast is located at 528 East Broad St, Nevada City (
Travelers have commended the property with the highest praise and they received a 4.5 rating by TripAdvisor – an exceptional achievement. Only the very best in the business are awarded a Certificate of Excellence.
Congratulations, Emma Nevada House!

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Monday, June 25, 2012

Mansion Finally Sells to Foreign Investor

With $82 billion in foreign investment flooding into the real estate market last year, it’s no secret that big buyers of U.S. homes are coming from overseas. Still, there continues to be a “wow” factor when foreign buyers shell out for this country’s priciest pieces of prime property.
On that note, we give you the Wehba Mansion on Sunset Boulevard in Los Angeles. The painstakingly perfect estate just sold to a Chinese investor for $34.5 million, according to an unnamed source. It was originally listed for $68,500,000 in September 2010.

This trend of international buyers picking up U.S. homes has helped sales teams target potential buyers.

In fact, he and the other listing agents, like Gary J. Tippner of Real Estate Source, Inc., intentionally market to international buyers.
“We specifically reached out to China, to Indonesia, Singapore, Russia and the Middle East, Dubai, etc,” said Umansky. “It’s 100 percent a marketing strategy to sell these high-end homes.”
And it’s a strategy that worked. After nearly two years on the market, and a significant price cut, the home is officially off the Beverly Hills real estate market. It goes down as one of the biggest deals of the year — so far.
It also adds to a growing list of uber-expensive U.S. homes that have sold to foreign investors.
The Wehba estate was owned and constructed by C. Frederick Wehba, founder of the international real estate investment firm BentleyForbes. The mansion was inspired by Versailles, and the place is not only massive — 36,000 square feet of living space on a 2-acre site — it is meticulously finished.
According to Umanksy, the home occupies a part of what was once an enormous estate owned by co-founder of Beverly Hills Max Whittier. Wehba spent eight years and millions of dollars to build their dream, but by the time construction was finished, the Wehbas were in a different stage of life and ready to move on.
But what they had created is a home that Umansky says is “truly incomparable” to anything else in the area. It’s tough to argue with that assessment, considering the detail and fixtures that make this estate one of a kind:
  • 9 bedrooms, 13 baths
  • hand-carved limestone exterior
  • marble columns
  • bronze beveled double-pane windows and doors
  • two-story circular entry
  • enormous master suite which includes multiple huge dressing areas, baths and sitting rooms
  • French moldings with 24-karat gold gilt
Gary Tippner is Short Sale and Foreclosure Resource Certified and a Luxury Home Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Friday, June 22, 2012

Hot Grass Valley Lake Rollins Home Deal

As of today $110K 3/2 on almost 2 acres Built 1991!!

Tips for Renting With Bad Credit

Tips for Renting With Bad Credit

When you have bad credit, you don’t just have trouble making purchases on credit. You also run into difficulties when you try and rent a home or apartment. However, having bad credit doesn’t mean that you can’t get a good place to hang your hat. This is how you can get a good apartment on less than perfect credit.

Examine and Attack Your Credit Rating

This won’t be the quickest way to get a good apartment, but it will be the longest lasting. Getting a copy of your credit report allows you to see what the problems are with your credit. This allows you the opportunity to explain any problems you might have on your credit to a potential landlord. Perhaps, more importantly, you can also begin addressing trouble spots on your credit. Write letters to resolve issues that might not belong on your credit report and start paying down old debts to reverse the damage done to your credit score. It might not help you get the apartment this time, but it will in the future.
For now, talk to your future landlord from an informed position. Particularly at smaller rentals not owned by larger companies, your knowledge of your financial problems can impress your way into a great apartment.


Cosigners are people who sign a lease with you, making themselves legally responsible for the costs associated with an apartment. This can give your landlord a little more confidence about renting to you. Find a friend or family member with better credit and see if they will sign a lease with you. Cosigning is something best avoided if possible, but many landlords have no trouble renting to people with bad credit, provided that someone with good credit is willing to cosign the lease.

Sock It Away

Another tactic to get an apartment when your credit is less than perfect is to offer a larger deposit. Many states set limits on how much a landlord can demand as a deposit. Still, offering something over and above the standard deposit can make your landlord feel more at ease. In the worst case scenario, they’ve at least recouped more of their losses. Further, it shows that you’re serious. You’re not promising more money in the future. You’re offering money in the here and now, putting a bit more of your skin on the lease than with the standard deposit. It will be harder for you to walk away from the deposit the larger it is and your landlord will know that.

No Credit Check

As a last resort, look for apartments that do not perform a credit check. Credit checks are par for the course when it comes to larger corporate apartments. Many small-time, mom-and-pop landlords don’t require them. It’s an added expense and hassle that they don’t want to deal with. You might be worried that you won’t be able to get a good apartment if you only look for places that don’t do credit checks. While it might make your search a little more difficult, you’ll be surprised at what you can find even among rental properties that do not require a credit check.

A Long-Term Plan

You might be looking for a new apartment right now. However, you should always have a long-term plan to repair your credit. This will allow you to get car loans, mortgages and even apartment rentals easier. Think not about the apartment you’re trying to get right now, but about the apartment you’ll be looking at a year or two down the line. A benefit of fixing your credit problems is that many rental properties ask for smaller deposits from renters with outstanding credit.

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Tuesday, June 19, 2012

Negative Equity Rates: How Does Your Neighborhood Fare?

Negative Equity Rates: How Does Your Neighborhood Fare?

Epically cool report from Zillow….
Today Zillow made waves by becoming the most broad and accurate public source of negative equity information. We’re now able to tell, down to the ZIP code level, what the rate of negative equity is, how far underwater homeowners are, and the delinquency rate of underwater homeowners.

To make this data available to each and every one of you, we’ve found an interactive tool to allow you to explore the rates of negative equity in your local area. Just enter in your county, city, or ZIP code to narrow into your area.

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Saturday, June 16, 2012

Short Sale APPROVALS Break ALL Records

Short Sale APPROVALS Break ALL Records.

A few facts for you:
The number of U.S. homes purchased via short sale hit a three year-high in the first quarter of 2012, up 25 percent from a year earlier.
Short sales made up 12 percent of all residential sales during the quarter, commanding an average price of $175,461, a record low.
The number of bank-owned homes sold slipped 15 percent from the year-earlier period to 123,778 units. Those properties sold for $147,995 on average.

Out of all U.S. homes sold during the first quarter, 26 percent — or 233,299 properties — were in some stage of foreclosure, That’s slightly more than the 25 percent of sales in the same situation a year earlier.

California has the second-highest percentage of foreclosure sales in the country, with 47 percent of home sales falling into the category. Nevada is the highest with 56 percent; Georgia is third with 46 percent.

Compared with the fourth quarter, sales of homes in default, set for auction or owned by banks were up 8 percent nationally but flat from a year ago.

At an average $161,214, such properties sold at a 27 percent discount compared with an average non-foreclosure home.

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Wednesday, June 13, 2012

When Will The Banks Release More REOs?

When Will The Banks Release More REOs?

This truly is an amazing real estate market. The propeller heads are calling it a ‘bifurcated’ market. Meaning, 2 extremely diverse sets of circumstances leading to 2 equally extreme results. Earlier today we shared with you a story about the most expensive home sales in the history of all home sales happening in Manhattan…and now this report from Corelogic about Foreclosures.
CoreLogic a leading provider of information, analytics and business services, today released its National Foreclosure Report for April, which provides monthly data on completed foreclosures and the overall foreclosure activity.

Before we get to the Corelogic report lets have a quick review of the state of the housing market from the perspective of distressed real estate:
(These are approximations)
1) 4,000,000 owners have already lost their homes.
2) 6,000,000 owners are currently delinquent on their mortgages and/ or are in some stage of default.
3) 11,000,000 + are currently underwater in their home mortgages.

Here are the facts from the Corelogic report:
* There were 66,000 completed foreclosures in the U.S. in April 2012 compared to 78,000 in April 2011 and 66,000* in March 2012.
* Since the start of the financial crisis in September 2008, there have been approximately 3.6 million completed foreclosures across the country.
* Approximately 1.4 million homes, or 3.4 percent of all homes with a mortgage, were in the national foreclosure inventory as of April 2012 compared to 1.5 million, or 3.5 percent, in April 2011 and 1.4 million, or 3.4 percent, in March 2012.

“There were more than 830,000 completed foreclosures over the past year or, in other words, one completed foreclosure for every 622 mortgaged homes,” said Mark Fleming, chief economist for CoreLogic. “Non-judicial foreclosure markets, like Nevada, Arizona and California, completed two and a half times as many foreclosures over the past year as judicial foreclosure states.”
“The inventory of homes in foreclosure in judicial foreclosure states is growing, but this increase is being more than offset by declining inventories in non-judicial states where the processing timelines to clear a foreclosure are shorter,” said Anand Nallathambi, chief executive officer of CoreLogic. “Nationally the inventory of homes in foreclosure decreased 0.1 percent from what it was a year ago at this time, and has leveled off over the first four months of 2012.”
* The five states with the highest number of completed foreclosures for the 12 months ending in April 2012 were:
California (142,000),
Florida (92,000),
Michigan (60,000),
Texas (58,000)
and Georgia (57,000). These five states account for 48.8 percent of all completed foreclosures nationally.
The five states with the lowest number of completed foreclosures for the 12 months ending in April 2012 were:
South Dakota (62),
District of Columbia (162),
North Dakota (541),
West Virginia (598)
and Hawaii (601).

And perhaps the most telling report are the the five states with the highest foreclosure inventory as a percentage of all mortgaged homes were:
Florida (12.0 percent),
New Jersey (6.7 percent),
Illinois (5.3 percent),
Nevada (5.0 percent)
and New York (5.0 percent).
The five states with the lowest foreclosure inventory were:
(Notice that these states are also the states with the least population density).
Wyoming (0.7 percent),
Alaska (0.8 percent),
North Dakota (0.9 percent),
Nebraska (1.0 percent)
and South Dakota (1.4 percent).
The data in this report represents foreclosure activity reported through April 2012.
SOURCE CoreLogic

Sunday, June 10, 2012

Investor Caution: Beware of Heat in Distressed Housing

 As real estate investors rush to buy distressed properties and reap the rewards of a still-heating rental market, two distinct phenomena are suggesting caution, perhaps extreme caution.

The first is in sales of foreclosed homes that the banks now own (REO) and short sales (when the home is sold for less than the value of the mortgage, with the bank eating the loss).
With banks looking to unload not only homes they've repossessed but homes with delinquent mortgages, they are courting more investors.

Reports of bidding wars are growing louder, but home prices are not moving higher with all the action. In fact, most homes sold in April received just two or three offers and sold for below list price, according to a new survey from Campbell/Inside Mortgage Finance.
"The average price for non-distressed properties declined 1.5% from March to April, while the average price for short sales dipped 1.7%. For damaged REO [bank-owned] the average price fell 1.4% and for move-in ready REO the average price slipped 0.3%," according to IMF's HousingPulse.

The high share of distressed property sales, (47.9% of all home sales on a three-month running average) is contributing to downward price pressure, but appraisals are also holding the market back.
"Yes, we are experiencing bidding wars on desirable properties, but many times the appraisals don't come in at the [contract] price. The appraisers are keeping the [transaction] prices down even when buyers see the value and are willing to pay more," complained one real estate agent responding to the HousingPulse survey.

The second phenomenon is more disturbing, and it's happening in some of the hottest foreclosure markets, like Phoenix, Arizona. Investors are flocking there, as we've reported widely on CNBC, and that is creating huge competition and a big problem: Foreclosed properties sold to investors at the courthouse steps (that is, when an investor outbids the bank) are, according to one source, selling for prices above market value.

"Investors have lost all sense of rationality and control in Maricopa County, Arizona," says mortgage analyst Mark Hanson. "The third party sales (non-REO) are so hot that winning bids for houses in need of major rehab are selling for over 100% of fully rehabbed present value." 

According to Hanson's sales data, by the time an investor spends the cash to rehabilitate the home to rental condition, he/she is likely 25% underwater on the home. And these are the same sales that Hanson claims were selling for 60% of present value just 18 months ago.

Unfortunately, third party sales don't count as comparables, nor do the post-rehab houses that investors rent. The buyers can't sell them post-rehab for what they paid, so the values never make it into price statistics.

Investors in California are not quite as crazed as Arizona, according to Hanson, but they are still paying 90% of rehabbed value; that also puts them underwater on the investment once they've fixed up the home.

Yes, investors will get rental returns, but depending on monthly financing costs, and the upfront investment, they may not see the kind of returns they originally expected, and they may not be able to sell in the time frame they originally planned.

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Thursday, June 7, 2012

U.S. Housing Cannot Recover

U.S. Housing Cannot Recover

Just think of the damage that has been done to the housing sector, as well as the national and global economies and financial markets, with only 3% of the probable foreclosures required as a result of the U.S. housing crash having been completed to date. Can you hear me now?
This is the biggest financial and economic disaster in U.S. history -- nothing else even comes close by comparison.

At the end of the fourth quarter of 2011, the outstanding value of mortgage loans tied to residential foreclosures already in process as a percentage of all loans outstanding at JPM, BAC, C, and WFC were 0.29%, 0.45%, 0.15%, and 0.35% respectively; very low and easily absorbed.

However, the value of non-performing residential loans at these same institutions are 2.14%, 3.55%, 2.24%, and 3.10%, respectively.

If the probable losses associated with these loans had to be absorbed quickly by way of foreclosure and resale of the collateral property, the losses would almost certainly render all of these institutions insolvent and pummel housing values, the economy and global financial markets in the process.

Pretending the issue does not exist simply by not foreclosing and hoping that the economy will rebound to the extent necessary for housing values to increase fast enough and mortgagors to start making payments again is ludicrous.

Any ideas?

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

Monday, June 4, 2012

Nevada County Hot Deals List Update

Latest hot deals I found

10 Cheapest Places to Live in the U.S.

10 Cheapest Cities in the Country

The 10 cities below offer the lowest cost-of-living levels of some 300 communities surveyed each quarter by the Council for Community and Economic Research.

The council volunteers help compile cost-of-living figures for various cities by checking local prices every three months on some 60 goods and services, from doctor's visits to T-bone steaks. The group then runs the numbers through a weighting system to give more prominence to things such as rent and mortgage bills.

There's also a heavily weighted "miscellaneous" category that serves as a catch-all for everything from bowling prices to dry-cleaning costs.

If your idea of of the perfect date is using a two-for-one coupon at a Sunday matinee, click below to see the U.S. communities that offer the nation's lowest cost-of-living levels. (There are three Texas entries, which are grouped.)

Each city's score reflects how its living costs compares with the national average. For instance, a score of 90 means a community's cost of living is 90% of the overall U.S. average.

All local property prices are from -- the National Association of Realtors' official property-listing site -- and exclude mobile homes.

No. 10 cheapest city: Pryor Creek, Okla.
Cost of living index: 86.3

"Oklahoma, Southwest Missouri, Texas -- these places are incredibly inexpensive," Frutiger says. "That whole section of country has traditionally been a big part of our top 10 list."

Located some 45 miles northeast of Tulsa, Pryor Creek boasts the nation's fifth-cheapest costs for miscellaneous items (12.3% below average) and 28th-best prices on health care (10.9% less than average).

The community also has discount prices on housing (21.4% below U.S. average), utilities (9% less than average), groceries (8.2% under average) and transportation (7.2% below the norm).

If you want to live in Pryor Creek, lists about 750 properties for sale there. Prices range from $10,000 for a one-bedroom home to $995,000 for a 3-acre estate.

No. 9 cheapest city: Pueblo, Colo.
Cost of living index: 86.2

Pueblo offers below-average prices in all six categories the council tracks.
The city features the nation's sixth-lowest prices for miscellaneous goods (12.8% below average), as well as its 15th-best housing costs (27.7% less than average).

Located some 120 miles south of Denver, Pueblo also offers low prices for health care (9.9% below average), transportation (4% less than average) utilities (3.5% under the U.S. average) and groceries (3.4% less than typical).

There are some 850 Pueblo homes listed on, from a $14,500 three-bedroom home to an $849,000 157-acre spread.

No. 8 cheapest city: Conway, Ark.
Cost of living index: 86.2

Located in central Arkansas some 30 miles north of Little Rock, Conway offers the nation's second-lowest health care costs (17.3% below national average) and third-best deal on miscellaneous goods (15.1% less than average).

Additionally, the community has cut-rate costs for housing (21% below average), utilities (11.7% less than average) and groceries (8.6% under the U.S. average).

That more than offsets transportation costs expenses that run 2.2% above the national average. has about 440 Conway listings, from a $34,000 two-bedroom house to a $1.2 million 5-acre estate.

No. 7 cheapest city: Ashland, Ohio
Cost of living index: 86

This city 60 miles southwest of Cleveland boasts the nation's second-best prices for miscellaneous items, with costs running 16.3% below the U.S. average.

You'll also get the 19th-best deal on housing (26.7% below average), as well as smaller discounts on utilities (11.7% less than average) and groceries (2.5% cheaper than average).

Ashland residents pay 3.9% more than average for health care, though, and 3.1% above average for transportation. has about 225 Ashland properties listed for sale. Prices start at $20,000 for a two-bedroom home and run to $489,000 for a 39-acre estate.

No. 5 cheapest city: Ardmore, Okla.
Cost of living index: 85.2

Prices in this community some 90 miles south of Oklahoma City trail the U.S. average in all six categories tracked.

For instance, Ardmore features the nation's seventh-best prices for miscellaneous goods, with costs running 12.7% below the U.S. average.

The city also boasts the nation's 13th-best health care prices (13.2% below average) and 14th-best utility charges (19% better than average). Transportation also runs 10% below average, while groceries cost 5.8% less than average.

But the biggest savings come in housing, where prices run 21.9% below the national average.

Those interested in moving there with find some 200 Ardmore listings on Prices start at $15,000 for a one-bedroom home and run to $1.2 million for a 34-acre spread.

No. 4 cheapest city: Fayetteville, Ark.
Cost of living index: 84.6

It's not surprising a city just 30 miles south of Wal-Mart's(WMT) hometown of Bentonville has one of the nation's lowest cost-of-living rankings.

Fayetteville offers the 9th-lowest prices on miscellaneous items (11.1% below average), the 12th-best deals on transportation (13.6% cheaper than average) and the 17th-lowest prices on groceries (11.9% less than average).

But that all pales in comparison with how much you'll save on shelter in Fayetteville, best known as the University of Arkansas' home.

The city offers America' 31st-lowest housing costs, with prices running 23.8% below U.S. average. lists about 750 Fayetteville properties for sale, priced from $30,000 for a three-bedroom home to $4.8 million for a 320-acre estate.

No. 2 cheapest city: Memphis, Tenn.
Cost of living index: 83.7

Tennessee's largest city offers below-average costs on all six categories that the Council for Community and Economic Research measures.

Utilities cost just 81.3% of national average, while miscellaneous goods are 10.2% below average, transportation 9.1% less than average, groceries 6.9% cheaper than average and health care discounted by 3.6%.

But it's in real estate where the Bluff City really shines.

Housing in the 663,000-population locale costs 31.3% below national average -- tying Winston-Salem, N.C., as the nation's fourth-cheapest market.

There are some 4,400 Memphis properties listed for sale on Prices range from $2,000 for a three-bedroom home (yes, you read that right) to $4.6 million for a 102-year-old urban estate.

No. 6 cheapest city: Temple, Texas
Cost of living index: 85.7

The Lone Star State hosts three of America's 10 cheapest cities.
Temple, Texas -- in the central part of the state roughly between Dallas and San Antonio -- has below-average prices in all six categories researchers measured.

For openers, the city boasts the nation's fourth-cheapest groceries (18.1% below average) and 12th-least-expensive housing (28.3% less than average).

You'll also save money on transportation (8.2% below average), miscellaneous goods (7.9% less than average), health care (7% under the average) and utilities (0.1% below average).

If you want to take advantage of the city's low prices, has some 560 Temple homes listed for sale, from $20,000 three-bedroom house to a $1.4 million French-style farmhouse.

No. 3 cheapest city: McAllen, Texas
Cost of living index: 83.8

McAllen boasts the absolute lowest housing costs of any city surveyed, with prices running 33.2% below the U.S. average.

In south Texas just five miles north of Mexico, the 130,000-population city also has low retail prices, thanks to more than 40 local shopping malls. The so-called "City of Palms" has positioned itself as a shopping mecca for U.S. and Mexican citizens, so McAllen has the nation's sixth-lowest grocery costs (16.4% below average).

You'll also find the 21st-best prices on miscellaneous items (8.6% better than average), as well as good deals on utilities (7.3% below average), transportation (6.7% less than average) and health care (6% better than average).

If you want to move to McAllen, has some 560 homes listed for sale there, from a $28,700 two-bedroom house to a $1.8 million Spanish/Mediterranean-style estate.

No. 1 cheapest city: Harlingen, Texas
Cost of living index: 82.8

This city in southern Texas just 10 miles from the U.S.-Mexican border is America's cheapskate mecca, with a cost of living 17.2% below national average.

A city of some 65,000 people, Harlingen takes top honors mostly by virtue of having the nation's lowest cost -- 79.5% of U.S. average -- for miscellaneous goods.

Located about 130 miles south of Corpus Christi and 30 miles west of the Gulf of Mexico, Harlingen also enjoys the fourth-cheapest transportation cost (83.8% of average) and places fifth for grocery costs (16.6% below average).

That more than offsets the city's relatively high utility costs, which clock in at 102.1% of national average.

As for real estate, housing costs are 22.5% below U.S. average -- the 51st-best showing nationwide. lists some 340 Harlingen properties for sale, priced from $23,000 for a three-bedroom home to $2.9 million for a 19-acre estate.

Gary Tippner is Short Sale and Foreclosure Resource Certified and a Relocation Specialist
Call 1-877-311-GARY
"One Eight Seven Seven Three Eleven... Gary"

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