August 2013 -

ReBuilding Houston: The City’s Long-Term Solution to Funding Capital Real Estate Improvements

August 30, 2013 By harry_L Leave a Comment

ReBuild Houston’s Plan For Rebuilding Critical Real Estate Improvements

ReBuild Houston is the city’s long-term solution to funding capital improvements within the city. Incorporating a funding mechanism that establishes a pay-as-you-go program with no new debt or interest. Funding increases as old debt is paid, according to Dale Rudick, Deputy Director of the City’s Public Works and Engineering Department and Executive Director of ReBuild Houston. Rudick recently explained the program during a presentation at a local CCIM chapter meeting.

Approved by the voters in November 2010, ReBuild Houston funds specifically cover street and drainage infrastructure. Rudick said is it unlike any other capital program in the country with respect to its funding mechanics, methology for implementation, and transparency. With no new debt occurring, Rudick said the current debt will be exhausted soon after 2030, when all funds will then be available for active projects. The city anticipates substantial increases in funding by 2020 due to debt repayment.

ReBuild Houston’s four funding sources provide restricted uses for each fund.

1. Drainage Utility Fee – Implemented in 2012 as an annual fee based on the square footage of actual impervious surface (hard area) determined by the use of digitized mapping data. Impervious surface means any area that does not readily absorb water, such as buildings, decks, patios, driveways, and other covered areas. Properties are classified into two categories, residential or non-residential, with applicable fees charged annually. This funding source has accounted for approximately $235 million to date.

2. Developer Impact Fee – Approved in October 2012 and set in April 2013. The collection of fees will start in April 2014. Unlike the Drainage Utility Fee, the impact fee is regulated by the state and will be a one-time fee. Primary uses include drainage projects providing capacity to offset future development and street projects providing added capacity for future development.

3. Ad Valorem Taxes – Property taxes, one of the primary funding sources for capital improvements before ReBuild Houston, were used to pay off bonds issued to pay for construction. Currently 11.8 cents of every $100 of property value collected from property owners is going to pay off the debt incurred on previous street and drainage projects. As the debt is paid off, the balance of funds from the 11.8 cents reserved by the city will go toward funding new street and drainage projects. And as Rudnick pointed out, there is a bonus: “new projects will be paid in cash, which means taxpayers will get about twice as much product for every dollar” since interest is no longer an issue.

4. Third-party Funds – includes funds from Metro, TxDOT, federal government and other traditional governmental sources. Due to budget restraints, these monies have decreased substantially in recent years but can be used for the most diverse uses, including sidewalk projects, hike and bike trails, and traffic signalization projects.

ReBuild Houston is an extension of the current Capital Improvements Program, with a 10-year tool complementing the current five-year program. Proposed needs are identified and prioritized based on comprehensive, citywide data. A pre-engineering analysis is conducted; project prioritization is based on a benefit-to-cost ratio, with the highest rated projects continuing in the program.

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Seabrook Undeveloped Real Estate Could Emerge As Alternative to Kemah Boardwalk

August 23, 2013 By harry_L Leave a Comment

Seabrook Has Plan to Emerge from Kemah’s Shadow

The 25-acre strip of land between Galveston Bay and Clear Lake called “The Point” could be an alternative to Kemah’s bright boardwalk across the bay. seabrook real estate, kemah real estate, seabrook commercial real estate, kemah commercial real estate, galveston bay real estate, galveston bay commercial real estate, clear lake real estate, clear lake commercial real estate

Seabrook officials hope the area, which now has only seven businesses on 33 parcels of land, will soon attract new development. The area, which has several seafood stores and a few restaurants, was underwater after Hurricane Ike hit in 2008. A Pappadeaux seafood restaurant on the property was never rebuilt.

With help from the city government and a federal grant, Seabrook leaders are at work on a new vision for siphoning a portion of the millions of tourists who visit Kemah each year to create a quaint, rustic entertainment alternative to the bustling boardwalk.

Crossing the Texas 146 bridge toward the shimmering Kemah Boardwalk, it’s easy to miss this 25-acre strip of underdeveloped waterfront, with its pockmarked, flood-prone roads and storm-ravaged buildings.

The main thoroughfare has an alluring name, Waterfront Drive, but drivers had best keep their eyes on the makeshift dirt path as it weaves through and around heavy construction and past structures destroyed by Hurricane Ike five years ago.

The losses included a Pappadeaux seafood restaurant that was never rebuilt. Today, just seven businesses occupy the 33 parcels of land. seabrook real estate, kemah real estate, seabrook commercial real estate, kemah commercial real estate, galveston bay real estate, galveston bay commercial real estate, clear lake real estate, clear lake commercial real estate

Even before the storm, though, this area known as “the Point,” opposite thriving Kemah at the waterway where Clear Lake yields to Galveston Bay, was slow to attract development. It remains, as one surviving business owner calls it, “a diamond in the rough.”

But the Point could soon begin to achieve its promise.

With help from the city and a federal grant, Seabrook leaders are at work on a new vision for creating a quaint, rustic entertainment alternative to the bustling boardwalk and siphoning a portion of the millions of tourists who visit Kemah each year.

Waterfront Drive work

Economic development director Paul Chavez said businesses may see the potential there after reconstruction of Waterfront Drive is completed by year’s end. He noted already hopeful signs in a thriving fish market and a few new restaurants popping up.

Hurricane Ike in 2008 completely submerged the area, but Chavez said it also made it possible for the city to attract government funding to rebuild.

“It was a terrible thing because it devastated the area,” he said, “but it provided an opportunity for redevelopment.”

In 2009, Seabrook received an $8.4 million federal grant to improve and rebuild the area, particularly Waterfront Drive. Because the road is below sea level, most rainstorms cause flooding and the street looks like a lake, blocking visitors from the businesses.

Construction crews are working to elevate Waterfront Drive by 4 to 5 feet. The city will kick in by adding lights to the road, landscaping and parking, which should make the area safer and more appealing. The roadwork began in June after the city finished upgrading drainage and other infrastructure in the area.

Debbie Duong of Rose’s Seafood said her family store was destroyed by Ike, but they opened a new, higher store the next year on their biggest holiday, Good Friday. Each Friday before Easter, people crowd the fish markets at the Point, backing up traffic on Texas 146.

Ike Opened Many Eyes

The seafood seller, which attracts buyers from restaurants in Houston and Dallas, was one of the first stores to open in the area in the 1980s. seabrook real estate, kemah real estate, seabrook commercial real estate, kemah commercial real estate, galveston bay real estate, galveston bay commercial real estate, clear lake real estate, clear lake commercial real estate

“Hurricane Ike really opened the city’s eyes that something needed to be done with this area,” Duong said. “It’s not perfect. The roads surrounding this area flood easily. Elevating it will make it more secure and help business.”

The Pappadeaux location was another big draw before Ike. That plot of land now has work crews scurrying past the still-standing restaurant sign.

Business owners at the Point and city leaders say they are hopeful it will return, but a representative of the Pappas chain did not respond to inquiries.

Other concerns for businesses planning to develop in the area are new flood maps and new insurance requirements calling for new structures on Waterfront Drive to be elevated at least between 19 and 22 feet above sea level.

Currently, the structures must be at least 14 to 16 feet above sea level. This change will be effective in the next 12 to 18 months, the city of Seabrook says.

Many Have High Hopes

The Point will be subject to the Biggert-Waters Flood Insurance Reform Act of 2012, a federal law that will increase flood insurance rates for hundreds of thousands of coastal home and business owners in Texas and across the nation when a major provision kicks in this October. The act will dictate both construction codes and insurance rates.

Still, many business owners have big hopes for the area. That includes Delaina Hanssen, owner of the Beacon Hill Bed and Breakfast. seabrook real estate, kemah real estate, seabrook commercial real estate, kemah commercial real estate, galveston bay real estate, galveston bay commercial real estate, clear lake real estate, clear lake commercial real estate

The business, which Hanssen has owned for 17 years, fronts on an empty plot of land where shrimp boats once anchored and has a view of the boat parades down the bay.

Recently, she stood on the porch, with its view of the Kemah Boardwalk, and pointed to a fence she has never repaired.

Hanssen said she is not sure why the area has been slow to come back.

Her bed and breakfast, built 25 feet above sea level on an artificial hill, was the only property that did not flood during Ike. She said her business was booming after the storm, with displaced residents or contractors working in the Galveston area on rebuilding.

The two yellow, weathered houses on her property are available for short or long-term rent, but she has bigger ideas for her land. She wants to convert her property into a hotel, bar or restaurant.

“We are looking to offer something else and we don’t know what it is yet,” Hanssen said of development on the Point. “It’s like a diamond in the rough.”

Source

Houston’s Office Leasing and Construction Hit Historic Levels with More on the Horizon

August 21, 2013 By harry_L Leave a Comment

Houston’s commercial real estate market continues to achieve record levels of leasing and construction activity as major energy-related companies sign up for large spaces in proposed and under-construction projects, according to quarterly market research compiled by Commercial Gateway, the commercial division of the Houston Association of REALTORS^®

Houston Office Market

In the suburban market, Conoco Phillips signed for 850,000 square feet in Energy III and IV, Technip took all 430,000 square feet in Energy Center III, and Swift Energy Houston’s Office Leasing, office leasing houston, commercial real estate houston, commerical real estate, commercial office leasing, commercial real estate leasing, commercial office space reportedly signed for the 235,000 square feet in proposed Five Chasewood Park. Other energy-related firms, such as Southwestern Energy and Chevron, opted for owner-occupied properties. Southwestern broke ground on its 515,000-square-foot headquarters in North Houston, while officials with Chevron announced its plans for a new 1.7 million square-foot building at 1600 Louisiana in the Central Business District (CBD). Plans for the new building will be finalized in 2014, with occupancy scheduled for late 2016. Chevron will add the third tower adjacent to its current buildings at 1400 Smith and 1500 Louisiana, creating a downtown campus complete with employee amenities such as dining, fitness, training and conference facilities. These new announcements follow the first quarter’s news of BHP Billiton’s new 560,000-square-foot headquarters building in Uptown and Phillip 66’s multiple-building campus of 1.1 million in Westchase, among others.

Current office construction has reached an all-time high of 10.5 million square feet, representing 36 projects and 57 buildings. ExxonMobil’s estimated 3 million square feet and 22 buildings top the list for overall size. Multi-tenant buildings under construction are currently reporting an average 70% preleased, and 20 buildings representing 3.5 million square feet are scheduled to be completed during the second half of the year in several submarkets.

The majority of construction is occurring in the north and west areas, with The Woodlands submarket boasting 13 projects totaling 5.5 million square feet under construction, while the West area, including the Energy Corridor submarket, has 11 projects totaling 3.3 million square feet under construction. Several other projects, primarily in the submarkets to the west and north, including Westchase, are in the planning stages and are scheduled to break ground later this year.

Although large leases continue to be announced, overall leasing activity in existing spaces has slowed as small- to medium-sized tenants determine their best options. The city’s office market finished the second quarter with a total of 528,962 square feet of positive net absorption, which marks the ninth consecutive quarter of positive absorption. The total absorbed this quarter compares to about half the absorption recorded in the second quarter a year ago. Class A space represents the majority of space absorbed, 773,048 square feet, and accounts for tenants moving into spaces leased late last year or earlier this year. Both Class B and Class C recorded negative absorption, with Class C showing negative activity for the third consecutive quarter.

Only one submarket, the Northwest, recorded positive net absorption of more than 100,000 square feet during the second quarter, primarily due to the absorption upon completion of one building, Sam Houston Crossing Two. Uptown recorded an absorption total of 90,003 square feet, also in part due to the new BBVA Compass building coming online with occupied space. Both new buildings were 70% preleased. CityCentre IV is the only other multi-tenant building to come online during the second quarter at 91% preleased.

The CBD submarket recorded positive absorption of 127,906 square feet for the quarter but a total negative 64,075 square feet of net absorption for the first half of the year. Class A space absorbed resulted from deals completed previously with move-ins this quarter. No major new office buildings have broken ground in the CBD this year, but several announcements from developers, including Hines and Skanska, are on the horizon.

The current 11.2% vacancy rate is an improvement from the 12.1% vacancy recorded during the same quarter a year ago. Leasing activity has slowed but remains strong as many firms are negotiating expansion along with renewals but are not finding the larger blocks of space, especially Class A space, required.

Averaged weighted rental rates have increased 2.5% during the first quarter compared to a year ago to stabilize at $23.21 per square foot. Class A rates have seen the largest increases as supply tightens. Operating expenses will also be rising as property values continue their upward trend, and the increased taxes will be passed on to tenants.

Overall sublease space increased to 2.0 million square feet this quarter compared to 1.7 million square feet last quarter. Sublease space has seen gradual increases over the last year as tenants opt to pay more and move into brand new office space.

Houston Industrial Market

Houston’s industrial market continues to improve with strong positive net absorption, according to statistics released by Commercial Gateway. With a 14th consecutive Houston’s Office Leasing, office leasing houston, commercial real estate houston, commerical real estate, commercial office leasing, commercial real estate leasing, commercial office space quarter of positive absorption – with the last eight quarters averaging 1.5 million square feet each – the industrial market appears to have stabilized, waiting for the next wave of new product to enter the market. Vacancy overall is down slightly from last quarter to 6.9%, compared to 7.5% a year ago. Manufacturing space has the lowest vacancy of 5.4%. More than 1.2 million square feet in 17 properties came online during the first quarter, entering the market collectively at 74.5% preleased.

Net absorption in the first quarter totaled 1.375 million square feet, which is slightly less than the 1.4 million square feet recorded during the same quarter last year. Warehouse/ distribution properties recorded the lion’s share, with almost 1.7 million square feet of absorption this quarter, continuing a six-year trend of positive absorption and accounting for almost 2.5 million square feet of absorption for the first half of the year. Properties classified as warehouse/distribution represent about 72.7% of the total market. Leasing activity this quarter included Favorite Brand’s 91,000-square-foot lease at 9010 W. Little York, Primesource’s 150,000-square-foot lease for a new Century Plaza building, and Deep Down’s commitment of 215,000 square feet at 18511 Beaumont Highway.

Rental rates have increased 9.5% during the last four quarters, based on this quarter’s quoted, weighted averaged annual rental rate of $6.13 per square foot compared to the $5.60 rate recorded a year ago. Rental rates will continue to inch upward as long as supply remains limited. Sublease space increased this quarter to almost 2.2 million square feet after four previous quarters of 1.7 million square feet.

Construction activity is still brisk, with warehouse/distribution projects accounting for almost 6.2 million square feet, or 90%, of the buildings under construction. Currently, 66 buildings in 53 projects totaling about 6.8 million square feet are under construction, with the two largest being Imperial Distribution Park at 611,000 square feet and Medline’s new building at 506,200 square feet. Crane-ready buildings are still in short supply, with only four projects totaling 105,286 square feet classified as manufacturing.

Of the overall total, 40 projects are scheduled to be completed during the last half of 2013. About 35 projects totaling 2.6 million square feet have been completed this year, compared to 50 projects totaling 2.7 million square feet completed in 2012. Ben E. Keith’s 475,000-square-foot building in the Southwest is the largest completed to date; employees will continue moving into the space during the third quarter.

The majority of industrial construction is occurring in the Northeast, Northwest and West segments centered along Interstate 10 and along the Beltway. Several of the largest multi-tenant and multi-building business parks underway include Rampart Business Park’s Phase I and II totaling 432,163 square feet being leased by CBRE, Transwestern’s five buildings at Mason Creek Business Park totaling 384,900 square feet and Carson Companies’ three buildings at Commerce Center totaling 365,462 square feet. Carson Companies also started a speculative 365,727-square-foot building in Bayport North, and DCT Industrial started two buildings, one in the Greenspoint area and one in the Northwest.

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Office And Industrial Leasing Activity On the Rise in Houston’s Booming Economy

August 16, 2013 By harry_L Leave a Comment

Houston Office Market

Houston’s growing economy continued to boost the commercial real estate market with positive absorption and numerous projects under construction in both the office and industrial markets during the first three months of 2013, according to quarterly market research compiled by Commercial Gateway, the commercial division of the Houston Association of REALTORS^®.

The city’s office market finished the first quarter with a total of 511,161 square feet of positive net absorption, which marks the eighth consecutive quarter of positive absorption. Class A space is on top for 326,441 square feet absorbed, trailed closely by Class B with 236,927 square feet. Class C recorded a negative 52,207 square feet, continuing its second quarter of negative absorption.

Three suburban submarkets recorded positive net absorption of more than 100,000 square feet during the first quarter with the West submarket at 145,733 square feet taking the lead. Uptown recorded 121,749 square feet while the Energy Corridor completed the top three with 104,462 square feet. The three submarkets account for 72.8% of the total absorption for the year. The Central Business District (CBD) submarket recorded a negative 94,995 square feet of net absorption. No major new office buildings have been completed yet in 2013, although five buildings totaling 947,080 square foot are scheduled for completion during the second quarter; all but one is 66% or more pre-leased.

The Houston area’s strong job growth, including commercial construction, continues to positively impact the area’s office leasing activity and new projects. Currently, 30 office properties totaling 52 buildings and almost 9.6 million square feet are under construction, with Exxon Mobil’s estimated 3 million square feet and 22 buildings topping the list for overall size. Energy Tower III at 11740 Katy Freeway, one of the largest spec buildings at 450,532 square feet, is the latest major project to announce 100% pre-leasing to Technip USA Inc. Two BriarLake Plaza is the largest multi-tenant building at 331,689 square feet to start construction during the first quarter; however, it is 52% leased to Samsung Engineering.

The West area, including the Energy Corridor, boasts 11 projects totaling 3.2 million square feet under construction, while The Woodlands submarket currently has seven buildings totaling 1.4 million square feet. Several other projects, primarily in the submarkets to the west and north, have been announced since the first of the year and are scheduled to break ground later this year.

The current 11.4% vacancy rate is an improvement over the 12.4% vacancy recorded during the same quarter a year ago. Leasing activity has slowed but remains strong as many firms are negotiating expansion along with renewals but are not finding the larger blocks of space, especially Class A space, required.

Averaged weighted rental rates have inched up 4.0% during the first quarter to stabilize at $23.21 per square foot. As supply tightens, better properties in the stronger submarkets are already showing minimum $1 per square foot increases along with fewer concessions; however, some lesser quality properties have actually lowered their rates to attract tenants.

Overall sublease space increased slightly to 1.7 million square feet this quarter compared to 1.6 million square feet last quarter. Chevron has leased more than 300,000 square feet of Devon’s former space in Allen Center, but that space was not technically available until January 1 so it never registered in the numbers.

Houston Industrial Market

Houston’s industrial market continues to improve with strong positive net absorption, according to statistics released by Commercial Gateway. With a 13th consecutive quarter of positive absorption — the prior six each recording more than 1.3 million square feet — the industrial market appears to have stabilized, waiting for the next wave of new product to enter the market. Vacancy overall is up slightly from last quarter to 7.1%, compared to 7.4% a year ago. Manufacturing space has the lowest vacancy of 4.9%. More than 1.3 million square feet in 15 properties came online during the first quarter, entering the market collectively at an 81.4% vacancy rate.

Net absorption in the first quarter totaled 1.1 million square feet, which is slightly less than the 1.4 million square feet recorded during the same quarter last year. Warehouse/ distribution properties recorded slightly more than 1.0 million square feet of absorption this quarter, continuing a six-year trend of positive absorption and accounting for 90.1% of all absorption. Properties classified as warehouse/distribution represent about 72.7% of the total market. Contributing to the absorption and leasing total is Schenker’s 267,201-square-foot lease at 10650 Okanella and Crane Worldwide’s 150,000-square-foot lease at 6501 Navigation. The largest industrial lease to-date is Exel’s renewal of more than 767,000 square feet in four buildings at 8607-8833 City Park Loop.

Rental rates have increased marginally during the last four quarters, with this quarter’s quoted, weighted averaged annual rental rate of $5.76 per square foot 2.3% higher than the $5.63 rate recorded a year ago. Rental rates will continue to inch upward as long as supply remains limited. Sublease space has not fluctuated much during the last two years; 1.7 million square feet was reported in the fourth quarter, which represents a 208,000-square-foot drop from the same quarter a year ago.

Construction activity is still brisk, with warehouse/distribution projects accounting for almost 4.1 million square feet, or 90.1%, of the buildings under construction. Currently, 55 buildings in 39 projects totaling about 4.6 million square feet are under construction, with the two largest being Ben Keith’s distribution center at 475,000 square feet and Medline’s new building at 506,200 square feet. The under-construction properties are about 25% pre-leased. Crane-ready buildings are still in short supply, with only four projects totaling 105,286 square feet classified as manufacturing. Of the overall total, 18 projects are scheduled to be completed during the second quarter of 2013. About 50 projects totaling 2.7 million square feet were completed in 2012.

Two of the largest multi-tenant and multi-building business parks underway during the first quarter include Transwestern’s five buildings at Mason Creek Business Park totaling 384,900 square feet and Carson Companies’ three buildings at Commerce Center totaling 365,462 square feet; Carson Companies also started a speculative 365,727-square-foot building in Bayport North.

Provide by Chron.com

5 DIY Tips for Home Staging on the Cheap

August 2, 2013 By harry_L Leave a Comment

Your home’s been on the market for a while now, and you’re not getting any offers. Your real estate agent has suggested professional staging, but that’s just not in the budget. What’s a desperate home seller to do?

You might consider a staging consultation. Many home stagers will provide room-by-room assessments for homeowners, offering tips about paint colors, furniture placement, improving traffic patterns and more. Most consultations last about two hours and won’t break the bank at $150 to $250.

Or, you can use these five low-cost, do-it-yourself staging tips to create a space that sells:

No. 1: Cut the clutter

Get boxes and tape, and start packing. Clothes, books, toys, extra pots and pans – pack up everything you don’t absolutely need during the next two or three months. Remember that potential buyers will be opening closets and drawers; if it looks like there’s not room for your things, buyers will assume storage will be tight for them as well.

Too much furniture can also make a space look cluttered. Your home will look bigger if it’s not jam-packed. Go through the house room by room and ask yourself what you can live without. See if your friends are willing to store your things until the house sells, or consider renting a short-term storage unit.

No. 2: Let the sunshine in

“I advise homeowners to open all their window coverings,” says Maureen Bray, owner of Portland, OR-based Rooms Solution Staging. “Don’t just open the blinds — raise them to the top to allow people to see the view and let in light. Home buyers love light, bright rooms.”

Of course, that means windows must be cleaned inside and out, and window sills need to be wiped down.

Got a view you’re not so crazy about showcasing? Consider blinds that can be angled to let in light, or hang sheer panels.

What if you have those heavy, expensive, custom drapes and valances that were popular 20 years ago? “Take them down,” says Bray. “You got your money’s worth out of them. Today’s buyers want light.”

No. 3: Clean, then clean some more

“I always tell people, ‘Clean like there’s no tomorrow.’” says Bray. “A really clean house gives buyers the impression that it has been well-maintained.”

Unfortunately, a one-time cleaning won’t do the trick. You’ll need to keep at it until your house sells. Knock down cobwebs, wipe counter tops, scrub grout, mop floors, wash light fixtures and repeat.

If cleaning bathtubs and wiping down baseboards is simply not your area of expertise, consider hiring a weekly cleaning service. Yes, it’s an investment, but if it shortens your selling time, it’s money well spent.

No. 4: Set the scene

Want buyers to fall in love with your house the moment they see it? First impressions matter. Your lawn must be mowed and edged, bushes must be trimmed, and flower beds must be weeded and topped with fresh mulch or bark. Add colorful flowers near the front door, either in flowerbeds or pots.

You’ll make your home even tougher to resist if you borrow or rent a power washer to clean grimy sidewalks, driveways, stairs and decks. Remember: You want everything to look fresh, fresh, fresh.

No. 5: Take new photos

Once you’ve decluttered, cleaned and planted flowers, take new photos of your home.

According to a 2011 survey, 88 percent of buyers say their home search relies, at least in part, on online listings. It’s important that the photos used in those listings and printed fliers reflect the improvements you’ve made to your home. Photos that showcase your decluttered, squeaky clean, curb-appeal-laden abode will appeal to a broader range of home buyers.

Provide by Har.com Blog

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ReBuilding Houston: The City’s Long-Term Solution to Funding Capital Real Estate Improvements

ReBuild Houston’s Plan For Rebuilding Critical Real Estate Improvements

ReBuild Houston’s four funding sources provide restricted uses for each fund.

Seabrook Undeveloped Real Estate Could Emerge As Alternative to Kemah Boardwalk

Seabrook Has Plan to Emerge from Kemah’s Shadow

Waterfront Drive work

Ike Opened Many Eyes

Many Have High Hopes

Houston’s Office Leasing and Construction Hit Historic Levels with More on the Horizon

Houston Office Market

Houston Industrial Market

Office And Industrial Leasing Activity On the Rise in Houston’s Booming Economy

Houston Office Market

Houston Industrial Market

5 DIY Tips for Home Staging on the Cheap

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