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To: mishedlo who wrote (89485)10/31/2008 1:00:12 AM
From: roguedolphin  Respond to of 116555
 
Housing Blogs Throw Stones
by Nancy Keates
Friday, October 24, 2008
finance.yahoo.com

As Real-Estate Prices Plummet, Online Critics Get Nastier; Pricey House, Juicy Target

"Simply laughable. Ugly exterior and priced with copious amounts of grandiosity."

"This is what happens when you are filthy rich. No one tells you, you have bad taste."

Selling your home could be bad for your ego. The above quotes are recent comments on real-estate blogs -- online journals that often post photos of new sales listings and allow readers to add their thoughts anonymously. Thanks to the housing crisis, real-estate blogs are blooming not only in number, but in nastiness, as thousands of strangers swap stinging critiques of high-end homes hitting the market.

And bloggers say the pricier the house, the juicier the target. On SocketSite.com, a recent posting about a 7,000-square-foot home with four adjoining units listed at $16.95 million attracted about a dozen comments, including the suggestion that the home "be bought by Transylvania for use as their embassy." An $11.5 million listing on the blog Real Estate Stalker inspired this alliteration: "Everything inside is nothing but beige and barf!"

"The current real-estate market has brought out the worst in people," says David Gibbons, director of community relations for Seattle-based Zillow.com, a real-estate site where people can comment on discussion boards.

Last summer, posters grew so "aggressively rude" at Brooklyn blog Brownstoner.com that founder Jonathan Butler began requiring every user to register with the site before they could post. "It got to the point where I couldn't leave my desk for half an hour," says Mr. Butler, who deletes inappropriate posts on his site.

Where Gripers Go

Brownstoner, Brownstoner.com
Examines Brooklyn real estate and lifestyle

Manhattan Beach Confidential, mbconfidential.com
Lists open houses in the Manhattan Beach area of Los Angeles

Redfin, redfin.com/home
An online brokerage with blogs for many cities

SocketSite, SocketSite.com
San Francisco real estate "tips, trends and the local scoop"

Zillow, zillow.com
A Seattle-based real-estate site listing homes nationwide

The surge in verbal abuse doesn't seem to be damaging the housing-blog business. Curbed.com, which has sites for New York, Los Angeles and San Francisco, has seen its unique-visitor numbers climb to a million a month from 400,000 a month last year. Traffic has doubled on Brownstoner.com in the past year and spiked 11% in the first two weeks of October, compared to the month prior. At SocketSite.com comments are up about 25% over the past three months alone.

Some real-estate veterans chalk up the anger to frustrated would-be buyers living in cities where home prices are still out of reach. "Blogs are a great forum to vent that anger," says Will Rogers, an agent with New York-based Fenwick Keats Goodstein, whose client's brownstone, listed at $2.99 million, was recently slammed on a blog for its resemblance to an "average rental apartment."

The phenomenon is also helped by the growing popularity of posting multiple photos of a new listing online, which allow would-be critics to tour properties from the comfort of their computers.

The skewering of fancy properties can be wicked fun -- unless you're the owner. One day this month, neuroradiologist Luis Fernandez was taken aback to see his four-story, 4,100-square-foot Brooklyn home, listed for sale at $2.5 million, on Brownstoner.com. The blog razzed Dr. Fernandez's home, calling it "McMansion chic" and predicting price reductions.

Readers quickly chimed in, citing overuse of track lighting and black granite and calling the border on the bathtub "hideous" and the furniture "cheesy." "They're probably hipsters -- people who live really grungy," counters Dr. Fernandez, noting that the bathroom tiles are handmade and the "cheesy" furniture cost over $100,000. "I didn't really want to buy it -- that was my wife -- but that's another subject," he adds.

Dr. Fernandez also notes that a smaller house in the neighborhood recently sold for more and scoffs at the notion that he ruined the character with his renovations. Still, he says his five-year-old son was thrilled to see it on the computer.

In San Francisco, Andrew Lochart had never heard of SocketSite.com until he was told by his agent that his newly listed three-bedroom, mid-century-modern home had debuted on the site this month. When he read the comments, Mr. Lochart says he was tempted to shoot back at his critics and post "Let's see photos of your house." He didn't, and the house, with an asking price of $1.1 million, subsequently had three offers and sold.

Some owners are fighting back. When commenters attacked his Manhattan Beach, Calif. house, Peter Bohlinger began defending the home with his own anonymous posts. But after a few weeks, Mr. Bohlinger, a real-estate investor, gave up. "I have just stopped reading it because it was making me so mad," he says. His house still hasn't sold.

Some agents are also going on the offensive. Northwest Multiple Listings Service recently won a case against Redfin.com to stop the online company from letting people search and comment on its listings. But most agents acknowledge they have no way to control what people say. "It's damaging. It's negative and destructive, mean-spirited and pointless," says Judith Lief, an agent with Warren Lewis Realty Associates in New York. "What can I do?"

Web sites say any misinformation can be easily corrected. And while agents worry about negative posts from rivals, sites say agents rarely comment in disguise to talk a property down. Instead, agents usually try to shill their own listings. "Agents come on and try to list 20 different comments under 20 different names, all saying positive things," says Adam Koval, SocketSite.com's editor in chief.

At least one seller figured out how to tame the mob. On Sept. 30, Skei Saulnier learned from friends that her 1,020-square-foot Brooklyn duplex, on the market for $849,000, had popped up on Brownstoner.com. She logged on and learned that her condo's kitchen is "functionally obsolescent" and her bedrooms are too small.

So the 31-year-old stay-at-home mom began posting herself, identifying herself as the owner and replying directly to each criticism. "I just cooked dinner for my family in my 'functionally obsolescent' kitchen," she wrote. "It's one of my favorite rooms in the house and whenever we have company we spend most of our time in the eat-in kitchen."

The reaction: lots of praise. "Brave to come here and post. I commend you," was a typical response. The comments became much nicer after that. Ms. Saulnier says she then invited her commenters to come to the open house.

But when the day arrived, none of the blog commenters identified themselves, if they came at all. Ms. Saulnier thinks they were too embarrassed. The duplex is now under contract.

Write to Nancy Keates at nancy.keates@wsj.com

finance.yahoo.com



To: mishedlo who wrote (89485)10/31/2008 1:03:31 AM
From: Sr K  Read Replies (1) | Respond to of 116555
 
online.wsj.com

Banks Owe Billions to Executives
By ELLEN E. SCHULTZ
October 31, 2008; Page A1

Financial giants getting injections of federal cash owed their executives more than $40 billion for past years' pay and pensions as of the end of 2007, a Wall Street Journal analysis shows.

The government is seeking to rein in executive pay at banks getting federal money, and a leading congressman and a state official have demanded that some of them make clear how much they intend to pay in bonuses this year.

But overlooked in these efforts is the total size of debts that financial firms receiving taxpayer assistance previously incurred to their executives, which at some firms exceed what they owe in pensions to their entire work forces.

The sums are mostly for special executive pensions and deferred compensation, including bonuses, for prior years. Because the liabilities include stock, they are subject to market fluctuation. Given the stock-market decline of this year, some may have fallen substantially.

Some examples: $11.8 billion at Goldman Sachs Group Inc., $8.5 billion at J.P. Morgan Chase & Co., and $10 billion to $12 billion at Morgan Stanley.

Few firms report the size of these debts to their executives. (Goldman is an exception.) In most cases, the Journal calculated them by extrapolating from figures that the firms do have to disclose.

Most firms haven't set aside cash or stock for these IOUs. They are a drag on current earnings and when the executives depart, employers have to pay them out of corporate coffers.

The practice of incurring corporate IOUs for executives' pensions and past pay is perfectly legal and is common in big business, not limited to financial firms. But liabilities grew especially high in the financial industry, with its tradition of lavish pay.

Deferring compensation appeals both to employers, which save cash in the near term, and to executives, who delay taxes and see their deferred-pay accounts grow, sometimes aided by matching contributions. In some cases, firms give top executives high guaranteed returns on these accounts.

The liabilities are an essentially hidden obligation. Even when the debts to their executives total in the billions, most companies lump them into "other liabilities"; only a few then identify amounts attributable to deferred pay.

The Journal was able to approximate companies' IOUs, in some cases, by looking at an amount they report as deferred tax assets for "deferred compensation" or "employee benefits and compensation." This figure shows how much a company expects to reap in tax benefits when it ultimately pays the executives what it owes them.

J.P. Morgan, for instance, reported a $3.4 billion deferred tax asset for employee benefits in 2007. Assuming a 40% combined federal and state tax rate -- and backing out obligations for retiree health and other items -- implies the bank owed about $8.2 billion to its own executives. A person familiar with the matter confirmed the estimate.

Applying the same technique to Citigroup Inc. yields roughly a $5 billion IOU, primarily for restricted stock of executives and eligible employees. Someone familiar with the matter confirmed the estimate.

The Treasury is infusing $25 billion apiece into J.P. Morgan and Citigroup as it seeks to get credit flowing. In return, the federal government is getting preferred stock in the banks and warrants to buy common shares. The Treasury is injecting $125 billion into nine big banks and making a like amount available for other banks that apply.

It's imposing some restrictions on how they pay top executives in the future, such as curtailing new "golden parachutes" and barring a tax deduction for any one person's pay above $500,000. But the rules won't affect what the banks already owe their executives or make these opaque debts more transparent.

Asked about the Journal's calculation, the Treasury said, "Every bank that accepts money through the Capital Purchase Program must first agree to the compensation restrictions passed by Congress just last month -- and every bank that is receiving money has done so."

Bear Stearns Cos., the first financial firm the U.S. backstopped, owed its executives $1.7 billion for accrued employee compensation and benefits at the start of the year, according to regulatory filings. When Bear Stearns ran into trouble after investing heavily in risky mortgage-backed securities, the government stepped in, arranging a sale of the firm and taking responsibility for up to $29 billion of its losses.

The buyer, J.P. Morgan, says it will honor the debt to Bear Stearns executives, which it said is shrunken because much of it was in stock that sank in value.

J.P. Morgan will also honor deferred-pay accounts at another institution it took over, Washington Mutual Inc. It couldn't be determined how big this IOU is. J.P. Morgan's move will leave the WaMu executives better off than holders of that ailing thrift's debt and preferred stock, who are expected to see little recovery. J.P. Morgan's share of the federal capital injection is $25 billion.

Obligations for executive pay are large for a number of reasons. Even as companies have complained about the cost of retiree benefits, they have been awarding larger pay and pensions to executives. At Goldman, for example, the $11.8 billion obligation primarily for deferred executive compensation dwarfed the liability for its broad-based pension plan for all employees. That was just $399 million, and fully funded with set-aside assets.

The deferred-compensation programs for executives are like 401(k) plans on steroids. They create hypothetical "accounts" into which executives can defer salaries, bonuses and restricted stock awards. For top officers, employers often enhance the deferred pay with matching contributions, and even assign an interest rate at which the hypothetical account grows.

Often, it is a generous rate. At Freddie Mac, executives earned 9.25% on their deferred-pay accounts in 2007, regulatory filings show -- a better deal than regular employees of the mortgage buyer could get in a 401(k). Since all this money is tax-deferred, the Treasury, and by extension the U.S. taxpayer, subsidizes the accounts.

In addition, because assets are rarely set aside for executive IOUs, they have a greater impact on firms' earnings than rank-and-file pension plans, which by law must be funded.

Bank of America Corp.'s $1.3 billion liability for supplemental executive pensions reduced earnings by $104 million in 2007, filings show. By contrast, the bank's regular pension plan is overfunded, and the surplus helped the plan contribute $32 million to earnings last year.

While disclosing its liability for executive pensions, the bank doesn't disclose its IOU executives' deferred compensation, and it couldn't be calculated. The bank's share of the federal capital injection is $25 billion.

Bank of America has agreed to acquire Merrill Lynch & Co. Merrill is a rare example of a firm that has set aside assets for its deferred-pay obligation: $2.2 billion, matching the liability. Morgan Stanley also says its liability for executives' deferred pay is largely funded.

To be sure, deferred-compensation accounts can shrink. Those of lower-level executives usually track a mutual fund, and decline if it does. Often the accounts include restricted shares, which also may lose value, especially this year. To the extent financial-firm executives were being paid in restricted stock, many have lost huge amounts of wealth in this year's stock-market plunge.

The value of Morgan Stanley Chief Executive John Mack's deferred-compensation account declined by $1.3 million in fiscal 2007, to $19.9 million; much of it was in company shares. Mr. Mack didn't accept a bonus in 2007.

Executives can even lose their deferred pay altogether if their employer ends up in bankruptcy court. When Lehman Brothers Holdings Inc. filed for bankruptcy last month, most executives became unsecured creditors. The government didn't come to Lehman's aid.

In assessing liabilities, the Journal examined federal year-end 2007 filings by the first nine banks to get capital injections, plus six other banks and financial firms embroiled in the financial crisis. In many cases, the firms didn't report enough data to estimate their obligations to executives. As for identifying amounts due individual executives, company filings provided a look at only the top few, and not a full picture of what they were owed.

Just as banks aren't the only financial firms getting federal aid amid the crisis, they aren't the only ones facing scrutiny of their compensation programs.

Struggling insurer American International Group Inc. agreed to suspend payment of deferred pay for some former top executives pending a review by New York state Attorney General Andrew Cuomo. Mr. Cuomo is also demanding to know this year's bonus plans for the first nine banks getting federal cash, as is House Oversight Committee Chairman Henry Waxman.



Among the payouts AIG agreed not to make are disbursements from a $600 million bonus pool for executives of a unit that ran up huge losses with complex financial products. AIG also is suspending $19 million of deferred compensation for Martin Sullivan, whom AIG ousted as chief executive in June. His successor as CEO, Robert Willumstad, who left when the U.S. stepped in to rescue AIG in September, has said he's forgoing $22 million in severance because he wasn't there long enough to execute his strategy for AIG.

However, the giant insurer -- whose total liability for its executives' deferred pay couldn't be calculated -- says most of the managers will receive the compensation. "Of course, we'll be looking at all these to make sure they're consistent with the requirement of the program," said spokesman Nicholas Ashooh.

AIG isn't eligible for the government's capital-injection plan, since it's not a bank, but it's getting plenty of U.S. aid of another sort. The Treasury has made $123 billion of credit available, a little more than two-thirds of which AIG has borrowed so far.

Fannie Mae and Freddie Mac also don't get in on the capital-injection plan for banks. But under a federal "conservatorship," the Treasury agreed to provide each with up to $100 billion of capital if needed. In return, the government got preferred shares in the firms and the right to acquire nearly 80% of them.

Their regulator, the Federal Housing Finance Agency, says it will bar golden-parachute severance payouts to the mortgage buyers' ousted chief executives. The executives remain eligible for their pensions.

Fannie Mae had a liability of roughly $500 million for executive pensions and deferred compensation at the end of 2007, judging by the size of its deferred tax assets. A spokesman for the firm wouldn't discuss the estimate or whether the executives would get the assets.

At Freddie Mac, most will. "Deferred compensation belongs to the officers who earned it," said Shawn Flaherty, a spokeswoman.

Indeed, in September Freddie Mac made its deferred-compensation plan more flexible, allowing executives to receive their money earlier than initially spelled out. "Officers were nervous about market changes," said Ms. Flaherty. "We wanted a retention tool for top talent."



To: mishedlo who wrote (89485)10/31/2008 2:53:06 AM
From: Proud Deplorable  Read Replies (1) | Respond to of 116555
 
Bank of Japan makes rare rate cut....Nikkei loses 500 pts anyway

October 2008
Tokyo's benchmark index lost ground despite news of the rate-cut

The Bank of Japan has cut its main interest rate from 0.5% to 0.3% - its first reduction for seven years.

The move followed a global wave of rate cuts to contain the financial crisis. Japan has the lowest interest rates in the developed world.

Tokyo's benchmark Nikkei index briefly inched up on the news, but it ultimately ended the day down 5%.

Japan on Thursday announced a five trillion yen ($51bn; £31bn) economic package to boost its flagging economy.


Increased sluggishness in Japan's economic activity will likely remain over the next several quarters
Bank of Japan

A soaring currency and the slowdown in Europe and the US have put Japanese exporters under severe strain in recent weeks.

In a vote on whether to lower interest rates, the Japanese central bank's monetary policy board was evenly split, so the final decision was taken by governor Masaaki Shirakawa.

Analysts said some investors were unhappy that the Bank had not cut rates further.

The Nikkei ended down 453 points at 8,577.

Tax cuts and benefits

Explaining its decision to cut rates, the Bank of Japan said the impact of the global financial crisis had "further increased in severity".

"Increased sluggishness in Japan's economic activity will likely remain over the next several quarters with exports levelling off and the effects of earlier increases in energy and materials prices persisting," it added.

Thursday's economic stimulus package, which was unveiled by Prime Minister Taro Aso, was the country's second in as many months.

It came after an 11.7 trillion yen package unveiled in August by Mr Aso's predecessor, Yasuo Fukuda.

As well as cutting highway tolls and increasing loan guarantees that have been offered to small companies, there will be tax cuts and other benefits for Japan's struggling households.

The new package includes an expansion of tax-exempt housing loans to boost the struggling property market, funding for care of children and the elderly, and support for unemployed young people.