All About Mississippi Real Estate

By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Closings have been reported for the second week of July for the three primary counties in Central MS. Here's a look at the numbers:You can tell by the chart above that Hinds County (Jackson, Clinton, Byram, and Terry) had the most closings, coming in with 60 closed sales for the week, followed closely by Rankin County (Brandon, Flowood, and Pearl) with 54 closed sales. Madison County had 27 closed sales. Although Madison County had the fewest number of closings, they led with the highest median price range, $276,000.All three counties had an average list to sales price ratio of 100%, and each county has less than a one month supply of inventory.Not all closings are published through the Multiple Listing Service of Central MS. Some new construction closings were never registered through ...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Here's a glance at Central MS real estate statistics for last week. Inventory remains low as the sellers market continues. Sales prices ticked up from last week and homes are selling at 98-100% of list price.Inventory (overall supply) is up slightly but we are a long way from reaching a neutral market.What constitutes a sellers market? A sellers market is defined as a shortage of available homes, thus prices remain high and homes sell quickly. You'll see a buyers market when homes are plentiful. It's the basic law of supply and demand.WHAT DOES IT ALL MEAN?If you are a seller, it means more buyers are competing for your home, which can drive the price up through multiple offers and a shorter time on the market.If you are a buyer, interest rates are phenominally low, but you'll need a sa...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
The statistics are in for the last week of June, 2021. You'll notice a higher number of closings in Central MS for the end of June compared to the previous weeks statistics.  More homes close at the end of the month so it makes sense the numbers reflect that data.This snapshot is provided by Central MS Realtors and reflects the closings from June 25 - July 1.In this graphic, Hinds County (Jackson, Byram, Terry, Clinton) had 67 closed sales with a median sales price of $178,500 (up from 47 closings last week). Madison County (Madison, Ridgeland, Canton, etc) had 55 closings (up from 39 last week) with a median sales price of $288,000. Rankin County, which includes Pearl, Brandon, Flowood, Florence, and others, came in strong with 84 closed sales (vs 57 the week before) and a median sales...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Most of you know we are in a strong sellers market. You hear it on the news and from your friends, but what does it mean if you are a homebuyer or seller in the Central MS marketplace?Let's talk numbers.The statistics are provided by Central MS Realtors on a weekly basis. We will discuss the sales, active listings, etc., for June 18-24, 2021. In this graphic, Hinds County (Jackson, Byram, Terry, Clinton) had 47 closed sales with a median sales price of $215,000. Madison County (Madison, Ridgeland, Canton, etc) had 39 closings with a median sales price of $285,000. Rankin County, which includes Pearl, Brandon, Flowood, Florence, and others, came in strong with 57 closed sales and a median sales price of $217,500.Now look at the list to sales price ratios. Hinds County homes sold at a 99....
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
The 2021 real estate market has been HOT across the country, and Central Mississippi is no exception. This 3 Bedroom, 2 Bath home located in Castlewoods Subdivision surely won't last long.Welcome to 850 Willow Grande Circle. This home has been lovingly maintained by the original owners since 2007. The home has many custom features, including high ceilings, corner fireplace with gas logs, crown molding, and side entry garage. The primary bathroom has double sinks, a separate tiled shower, whirlpool tub, and glass block window. Engineered hardwood runs throughout the family room, kitchen, breakfast area and master bedroom.You will love the large fenced yard with a covered patio, extended brick pavers, and swing with arbor.Castlewoods is a golf course community. Separate membership is avai...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
WATERFRONT! Fabulous waterfront living and a fisherman's dream located on a picturesque 3.51 acres in Madison County. Custom built for a multi-generational household. The main home has 3 bedroom, 2 1/2 bath, the attached in-law suite contains 2 bedrooms and one bath, plus full kitchen and beautiful hardwood flooring. There are two screened porches and water views from throughout the home. This property was built with TONS of storage, includes a huge laundry room with lots of cabinetry, a pantry that doubles as a safe room, and additional storage throughout the home. One bay of the three car garage is oversized, long enough to hold a generous sized boat of your choice. There is plenty of paved parking for your guests, plus a circular driveway. Lakefront property in Madison County 3.51 ac...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Hello friends! The first half of 2020 is almost behind us. Part of the year is a blur due to COVID-19. Despite the blur, my digital calendar reminds me of what I've been up to: The year started off with a bang. January and February were filled with buyers, sellers, inspections, and closings. I stayed busy with volunteer activities, networking meetings, and seminars. Plus, I completed my Seniors Real Estate Specialist designation at the end of February.   March, as the expression goes, came in like a lion. Surrounding states were experiencing coronavirus outbreaks. Spring break was in full force in the south, and many residents were vacationing on the beaches and mountains. Mississippi's first case was diagnosed March 12. Our governor declared a state of emergency March 14. Everything fr...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
When a client writes a recommendation for your business, it is both personally and professionally rewarding. The seller had moved out of state when he contacted me, so we met over Thanksgiving weekend. He needed to make repairs that he wasn't thrilled with having to make, but it made the difference between sitting on the market stagnant, or receiving multiple offers. He did everything I asked of him. Here's what my client said:  Pat was the second agent I worked with after attempting to sell my property for six months with another agent came to frustrating results.To summarize, Pat sold the property in less than two months and I couldn't be happier to have selected her! Here is what you can expect from Pat: • Proactive, go-getter o Within first two weeks of signing with her, she staged ...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Gathered around the dinner table, my family started a lively discussion about the names of each generation. I'm a proud Baby Boomer, and my son is a Millenial (although he would argue he's a Gen X) and the kids around the table tried to decide where they fit in, whether it was Millenial (Gen Y), Gen Z, or Generation Alpha.So, as I began studying for my SRES Designation (Seniors Real Estate Specialist), I was fascinated to review the dates of birth and characteristics of each generation, and how these groups relate to buying or selling real estate. The GI Generation, also known as the Greatest Generation, were those born between 1901-1924. These were the teenagers during the Great Depression and they served during WWII. Their numbers are dwindling as this age group is over the age of 95....
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By FELICIA MCDONALD, IRS Tax Specialist Serving Memphis, TN Metro Area
(McDonald Tax Consulting)
It’s August in Memphis, TN, which means it’s HOT, it’s back-to-school for the students, and it’s time for some football! The Lake Cormorant High School Varsity Football Team (Gators) kicks off the season with a Jamboree against Christian Brothers High School (Purple Wave) tonight, August 16th at 7pm, in Memphis, TN.  My son, Randy McDonald, Jr. (#74), begins his senior year with the LCHS Gators playing offensive right tackle. He has been playing football since he was 5. I was not a fan of football until he began playing, but I quickly became the epitome of a “football mom.” I love the game now, and I am excited as he begins his last year of high school playing the sport that he loves. McDonald Tax Consulting and the LCHS Football Boosters proudly supports “dem Gators!!”  If you are in t...
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By Joseph Damiens, Tax Law Firm
(Damiens Law Firm, PLLC)
As a tax attorney in Ridgeland, Mississippi, we work with Mississippi residents to resolve both civil and criminal tax debt cases. I’m just going to give you an overview of what a typical collections case might look like and the process I use to resolve a tax debt case with the IRS.    Our first step is to figure out what the IRS already knows about you.  We want to know what the IRS knows; we’re going to investigate your tax transcripts.  We will check past W2s, 1099s, notices from the IRS, statute of limitations issues, bankruptcy options, and several other timelines, the whole gamut.   What we can find in this initial investigation is going to drive the rest of your case, so it is essential to get as much info on the front end as we possibly can.  Step 2 is to make sure you are in co...
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By Joseph Damiens, Tax Law Firm
(Damiens Law Firm, PLLC)
Since I am a Mississippi tax attorney and my firm deals in civil and criminal taxpayer representation before the IRS and Mississippi Department of Revenue, a state or federal tax lien is something we deal with routinely. In fact, the majority of our clients do not find us until an IRS tax lien has been filed. Unfortunately, this means a large number of our clients are trying to sell the property to resolve their tax issues. Many also find the process may not be as simple as they first believe. But, the reality is, the IRS and/or Mississippi Department of Revenue will be more than happy to allow the house or property to be sold. The catch, the IRS or DOR wants to walk away with the money from the sale to apply against your tax debt, which was secured by the tax lien.   So, assume the ta...
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By Joseph Damiens, Tax Law Firm
(Damiens Law Firm, PLLC)
If you find yourself on the receiving end of an IRS tax lien, you’ll soon find the IRS takes a very firm stance, which can cause issues for the taxpayers. In general, the IRS will not remove an IRS tax lien without prompt action for the taxpayer, and in the meantime, the taxpayer's credit score and other economic factors will feel the brunt of the lien. An IRS tax lien can be removed under certain circumstances, but most will revolve around whether the IRS has a likelihood of collection tax revenue. The IRS has done its research, and the IRS knows that a tax lien is one of the best options for the IRS to collect a tax debt.  If you find yourself in this situation, then you should consider consulting a Mississippi tax attorney.   One way in which to deal with an IRS tax lien is to explo...
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By Joseph Damiens, Tax Law Firm
(Damiens Law Firm, PLLC)
As a Mississippi tax attorney, we routinely work with clients throughout Mississippi to resolve their IRS federal tax debt and their Mississippi Department of Revenue state tax debt through the offer-in-compromise program. Of course, the first questions is always, how much do I have to offer? Unfortunately, the reality is, it depends. Before determining an offer amount, we must calculate was is called the taxpayer’s Reasonable Collection Potential, or “RCP.” It is this RCP number that will dictate the taxpayers resulting Offer-in-Compromise settlement amount.   So what is the Reasonable Collection Potential?   Well, for our clients in Jackson, Mississippi, and throughout Mississippi, we start with the client’s financial situation to calculate their household RCP. The IRS and MS DOR cal...
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By FELICIA MCDONALD, IRS Tax Specialist Serving Memphis, TN Metro Area
(McDonald Tax Consulting)
McDonald Tax Consulting LLC is a full-service tax and financial services firm located in Southaven, MS, which is just south of Memphis, TN. We provide professional tax and other financial services to small businesses and individuals. McDonald Tax Consulting primarily helps our clients with:  Tax Resolution & Representation when You Receive a Tax Bill or Audit Notice Preparation & e-Filing of All Tax Returns Tax Planning to Help You can Keep More of What You Make Small Business Consultations  Felicia McDonald, the President and Founder of McDonald Tax Consulting, is an Enrolled Agent. An Enrolled Agent (EA) is a tax advisor who is a federally authorized tax practitioner empowered by the U.S. Department of the Treasury. Enrolled Agents can represent taxpayers anywhere in the United States...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
June is National Home Ownership Month! I am a firm believer in home ownership. I purchased my first home at age 17. Since then, I've bought and sold over a dozen PRIMARY residences, not including fixer uppers and flips. Perhaps I move more frequently than most, but with each move, I was able to reinvest my profits and "move up" in value. Did I mention I love real estate? As a child of Depression Era parents, I learned at an early age home ownership was the ONLY way to go. Mortgage payments were substantially less than they are today, but so was the cost of living. In 1950, the average annual income for the middle class was roughly $3,000, which would equate to around $29,000 today. (Courtesy of a quick web search.)  In college, one of my assignments was to present a speech to the class....
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Who would have thought it difficult to find a Mississippi postcard? I remember seeing them years ago at service stations, drug stores, souvenir shops, etc., so when Ed Silva from Connecticut asked for help with his grandsons school project, I thought it was an easy mission. Turns out, not so much! I visited a couple of service stations; they didn't sell them. Stopped at a local drug store; nope, not there. Several friends suggested Cracker Barrel Restaurant and Old Country Store, and that's where I found them. Ed Silva said the postcard needed to share facts about Mississippi. A beautiful Antebellum home or lovely Magnolia blossom would have made an exquisite postcard, or a photo of the MS Gulf Coast sunset, instead I chose one that shared a list of facts. Did you know that Mississippi ...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
Rankin County is sponsoring Spring Clean Up Week that begins in a few days. Everyone can participate in Spring Cleaning, especially since last week's storms. The clean up is not only for yard debris; it's the perfect time to dispose of bulky, unusable items, including "white goods" (refrigerators, freezers, and other large appliances) and tires at no charge. The date begins Monday April 29 and continues through Saturday May 4. The primary recycling center for Brandon is located at 710 Marquette Road, but there are 9 other drop off locations throughout the county. All locations will be open between 8:00 a.m. to 5:00 p.m.Image courtesy of zirconicusso at FreeDigitalPhotos.net    Please contact Rankin County Solid Waste at 601-825-9213 if you have questions.Remember to sort your usual recy...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
April 22 is Earth Day. Recycling, re-purposing, and reusing items in different ways is as much a part of me as breathing and walking. I cringe when I see recyclables tossed in the trash or when the recycle bin is used inappropriately. If food waste or glass is tossed into a bin, the entire batch is contaminated, so it's important to recycle responsibly.  Do you recall a few weeks ago when a beached whale washed ashore with over 48 pounds of plastic waste inside its body? This is not an isolated incident. Have you ever been boating and someone casually tossed a bottle or can into the ocean or lake? Let's do better. We can all take steps to reduce our ecological footprint. Before you recycle or toss an item away, think for a moment if the item can be up-cycled, used for a kids craft, used...
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By Pat Starnes-Front Gate Realty, 601-991-2900 Office; 601-278-4513 Cell
(Front Gate Real Estate)
It all started with my Easter graphic. The crisp colors of rainbow dyed eggs in this Easter greeting reminded me of Easters past, dying eggs with McCormick food and Easter Egg dye along with a spoonful of vinegar and having an old fashioned egg hunt in the backyard. The girls have all but outgrown the tradition of finding Easter Eggs, but I wanted ONE more memory with the youngest granddaughter. I got on Pinterest looking for creative ways to dye eggs. There was a shaving cream approach, a baking soda method, glitter eggs, decoupage eggs, silk tie dyed eggs, washi tape eggs, etc. There were many varieties, and I experimented with a couple of options until I resorted to the  tried and true method; the one I remembered from childhood, McCormick dye mentioned above. Fortunately there was a...
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