Ejectment: How Squatters Hurt Everyone Else

Most of us our well aware of the very real damage that predatory lenders can do to everyone. Or unlicensed mortgage brokers who conned banks into extending credit to home buyers, knowing that the loan will never be paid. All of this contributed to the collapse of the real estate bubble, which hurled us all into the Great Recession. But there are people who take advantage of the system, too. They use every trick in the book to get something for nothing.

I'm not referring to the mythical welfare queen made famous by Ronald Reagan, but real people who come in all shapes and colors.  They end up costing all of us money, and in some cases, they cost people their lives.

Consider this. A couple purchased a home in Upper Mount Bethel in 2005, which was secured by a mortgage. Everything was hunky dory. But about 2 1/2 years ago, they refinanced the property with a local credit union, paid off their original mortgage and decided to just ignore the new one.

The credit union was forced to file a mortgage foreclosure action, to which this couple responded with bullshit claims that it had paid, that their money had been stolen. After two years of refusing to pay their mortgage, the credit unionbought the property at Sheriff Sale.with the couple still living there.

Desiring to get out of this mess as quickly as possible the credit union sold it to my friend, Ron Angle  He approached these squatters, and they gave him song and dance every time he stopped by. The fellow was waiting for a big union pension that never seemed to come. In the meantime, the couple was unwilling to even pay rent on a decent and secluded home on 2.3 acres.

Angle brought an ejectment action, which is the kind of action filed to remove a squatter. At a non jury trial in June, the couple came. But before the trial could get under way, the husband pulled a Fred Sanford. He grabbed his chest and shouted, "I'm coming, Elizabeth!. It's the big one!" He then hurled himself on the floor

Deputy sheriffs and paramedics raced to this freeloader's assistance, and he was strapped in a gurney and rolled away to a waiting ambulance.

He was released from the hospital that very day, and was home in time for lunch.

Instead of continuing this case to September, President Judge Stephen Baratta listed it again just a few weeks later. This time the couple never bothered to show up, though they had spoken to Angle the day before.

Judge Baratta granted ejectment, but gave the couple ten days to find a new home. Angle visited them several times, and was always told that they'd be out the next day.

Yesterday, Angle came again. But this time, he was accompanied by a locksmith and five deputy sheriffs wearing body armor. They were there to remove this couple, and used me as a human shield.

Obviously, an ejectment can get ugly so you need several deputies who have to be trained and ready for anything, as is certainly the case in Northampton County.

Though the air conditioner was going full blast, no one was at home. When Angle got in, he was greeted by two dogs who the owners left behind along with tons of garbage.

All locks were changed but one, and the deadbeat came back a few hours later and went through that door. Then he called Angle and threatened to kill him.

That's nice. Angle made sure he took his dogs and now all doors are secured.

In the end, these deadbeats ended up staying in a home for 2 1/2 years without paying a dime.

These are the people who make it difficult for everyone to get loans. They drive up our real estate taxes, and the make deputy sheriffs very insecure.  

Allentown Stops Issuing Tax Certs

Many of you who live or work in Allentown are a bit upset with your government right now. No one is blaming Mayor Edwin "Fed Ed" Pawlowski for 31" of snow. But he did refuse to declare a snow emergency despite having several days notice of a major snowstorm making its way up the Eastern seaboard. This failure resulted in cars getting snowed in along the City's snow routes. It made it impossible for plows to do their jobs. When His Goner finally did decide to take action, he was actually sending cops out at 2 and 3 am with bullhorns to tell people they had to get up and move their cars. As bad as that problem is, there's another one you don't know about, unless you're buying or selling property in the Queen City. This problem is the City's decision to suddenly stop issuing tax certs.

What the hell's a tax cert and why should I care?

Most of you know very little about how real estate transactions are conducted. They involve some of the most important services that local government provides. Exhaustive title records maintained at the county permit you to search every square inch of real estate for hundreds of years. In addition, cities like Allentown keep a record of the real taxes paid on each parcel and whether anything is owed. These must be paid before anything else, including mortgages.

If you're buying or refinancing in downtown Allentown, your title agent or lawyer will contact the city and ask for something called a tax certificate. For $25, the City can tell you exactly what is owed and whether taxes are delinquent. Without a tax cert, most title agents and lawyers will postpone a settlement because it's needed for a clear title. In Allentown, don't plan on settling anytime soon. The City will take your money and process your request for a tax cert, but it won't be issued. The City stopped doing so on January 14.

When I called Allentown yesterday to find out why, I was transferred to City Communications Director Mike Moore. That's not even his real name, which I find completely outrageous in local government officials. I would expect an honest government worker to tell me who he really is, but Moore uses a stage name. (His real name is Mike Korp). I pointed this out in a voice message to Moore (Korp), and as I suspected, he refused to respond.

But I also have friends in the title biz. One of them called, too. He is actually one of those waiting for a tax cert so he can schedule a closing. He was told he'll just have to keep waiting. When he asked for the reason for this holdup, he was told the decision came from "management."

Bob Cimerol, who runs First-United Land Transfer, has expressed his frustration in an email to City Council.

We have been informed by individuals who work for the City of Allentown Treasury Department that they were instructed by management on January 14, 2016 not to release any tax certifications to any parties until further notice. This order complicates real estate transactions for all properties in the City of Allentown since a tax certification is necessary to convey clear title. City administration is not giving a reason for this hold action. This action will delay real estate closings in the city for buyers, seller, Realtors and lenders. Your help in resolving this issue is greatly appreciated.

My guess is that this has something to do with Northeast Revenue, a privatized tax collector with a contract to collect delinquent taxes in Allentown. Two former City officials, Ass't City Solicitor Dale Wiles and Finance Director Gary Strathearn, have pleaded guilty to participating in a bid-rigging scheme for Northeast Revenue at the instance of Fed Ed, identified in court papers as Public Official No. 3. Northeast had contributed $15,000 to Fed Ed's various campaigns. Wiles and Strathearn created a bogus panel that falsely gave Northeast higher scored that two other firms that were rated higher.

Northeast would later rely on this bid-rigging scheme when it tried to convince Fountain Hill to allow it to do its collection work. According to Fountain Hill's July 22 minutes, Northeast Revenue told borough officials that it was interviewed by a panel that did not include the mayor. An ordinance that would permit Northeast to collect delinquent taxes in Fountain Hill was tabled on September 8, but approved in October. It's unclear whether a contract was ever fully executed.

Strathearn's plea was entered on January 11, and the decision to stop issuing tax certs became effective January 14.

Though Fed Ed can't be blamed for the heavy snowstorm, his refusal to treat it seriously is one reason why many residents were unable to dig out of their homes and get to work. And the suspension of tax certs means that people will be unable to get into their newly purchased homes, too.

Homes For Heroes - Affordable Housing For Military and Other LV Heroes

NorCo Real Estate Market Worse Now Than Last Year

Though the Lehigh Valley Association of Realtors painted a rosy forecast for the housing industry in 2014, the truth has been far worse. It's bad, perhaps at its lowest point in decades. Let me give you the raw numbers in Northampton County.

In 2013, the first three months were pretty bad. Only 1,485 deeds were recorded in Northampton County. But this year, when the boom is supposed to return, the bottom has instead fallen out. During the first three months, only 1,348 deeds were recorded.

But that's nothing compared to mortgages and mortgage-related instruments. During the first three months in 2013, there were 8,127 documents recorded. But this year, it's just 4,948.

Not only are people buying fewer homes, but the credit market is much worse no than it was at this time last year.

The severe winter played a role, according to Greater Pa. Abstract's Tom Castellano. But he also points to new banking regulations. Designed to reel in predatory lending practices, they seem to have hurt people who simply want to buy a home.

It is at times like these that unscrupulous practices begin. I'll have more about that soon.

2011: Worst Year For LV Development in 26 Years

Northampton County Council Prez John Cusick serves as liaison to the Lehigh Valley Planning Comm'n, which offers comments on all planned subdivisions in Lehigh and Northampton County. According to Cusick, you's have to go back 26 ears, to 1985, to see a worse year for Lehigh Valley development.  

Marc Holliday: How to Develop Urban Offices Without a NIZ

Marc Holliday, CEO of SL Green Realty Corp., is not just any landlord. With over 28 million square feet in Midtown, he is the largest office landlord in New York City. He's paid almost as much as a professional athlete, with a $10.32 million, 6-year package.

For good reason, too. In a challenging real estate market, its FFO (funds from operations) rose 17% over the last quarter of 2011, to $90.3 million.

A Lehigh grad, Holliday will return to his alma mater on Wednesday, February 29, to explain how office development is done in a real city. Without an NIZ.

If you'd like to go, call 610-758-4768 or email sds210@lehigh.edu, and see if you can wrangle an invitation.

Want a $10,000 Home?

According to the Baltimore Sun, ten per cent of in-city homes are selling for $10,000 and under. According to LV Realtors, the median price for existing homes in July was $175,000, from a low of $94,000 in Allentown to a high of $362,000 in Northwestern Lehigh.

Patch Column: Real Estate at 28-Year Low in Northampton County

I took a look at the first seven months of this yea, and had to go all the way back to 1983 to find a worse year for real estate in Northampton County. And Obama doesn't have an answer. You can read about it on Patch, and give me hell there, too.

Why Northampton County Needs to Reassess Now

A brilliant essay on Patch. Feel free to tell me why I need to have my head examined now, but you'll have to do it at Patch.

How the hell is Bethlehem going to deal with taxes when there is an updated assessment in Lehigh and an outdated one in Northampton? Somebody is going to get hosed, unless City officials can figure out some way to impose two different millage rates, one for each county.

Lehigh County Gives Title Searchers The Bum's Rush

As hard as you may find this to believe, my career as a bottom-feeding blogger is inadequate to support my jet-setting lifestyle. Sure, it's a rush to sift through elected officials' garbage cans, but aside from leftovers, there's not much money in it. So I'm a title searcher. I'm sure glad it's in Northampton, and not Lehigh County. Let me tell you why.

Lehigh and Northampton have always been different, especially for searchers. In Northampton, any member of the public who regularly uses the Recorder's office can actually rent a locker on a first-come, first-served basis. Searchers chipped in to buy a fax machine, and can send reports to banks and lawyers as soon as they are completed. The floor is carpeted, a Godsend to people who stand all day. But in Lehigh, there's no fax machine, no carpeting and certainly no lockers.

Big deal, you might say. They have no obligation to coddle you. That's certainly true, but Lehigh is actually making it impossible for most searchers to do their job.

Andrea Naugle runs the Recorder's Office. She also runs the Civil Division ... and the Criminal Division ... and the Register of Wills. She's Super Clerk, able to record deeds faster than a speeding bullet. She's Super Clerk, who can change the course of mighty politicians and bend gigantic record books with her bare hands. And in her latest fight in the never ending battle for Truth, Justice and the American Way, she's telling what's left of Lehigh County searchers that they shouldn't bother wearing Winter coats when they come to the Recorder's office. She wants them in and out. Deed books, Mortgage Books, and Map Books are all being shipped off to some secret location - she won't say where - and searchers will have 16 computers with which to conduct their searches. If they need to see a hard copy of something, it will take a week. No personal conversation will be tolerated, and if a searcher is called by one of his customers, he or she must step outside. Searchers will be banned from writing up their work in the office.

Searchers are being encouraged to stay home, where it costs 20 cents just to look at a page, to say nothing of the charges for time spent on their system.

In a meeting with searchers, Super Clerk claimed everything was coming from the Commissioners. When asked whether that was true, Commissioners' Chairman Dean Browning stated, "This is the first I heard of this." Cunningham Chief of Staff Frank Kane had no idea this was being planned, either. They both insist there must be some reasonable explanation for what certainly sounds like draconian changes, but I was unable to get in touch with Naugle.

One person I did get in touch with is Phil Janny, an Executive Officer with the Pennsylvania Land Title Association. He has met several times with SuperClerk, and corroborates what I've heard from several Lehigh County searchers. In fact, in a letter to the Lehigh County Bar Association, Janny makes things very clear.

"We are concerned about the availability of access to the public records and space to review those public records. We need full access to all court records. I am concerned that the Clerk of Judicial Records and the County of Lehigh do not understand the process that we do in order to complete a full title search. Maps, Wills, Court Files are important and must be reviewed carefully Not all of those records are available online and the allocation of time to use computers is just not acceptable."

This is what happens when bureaucrats make decisions without bothering to consult end users. If SuperClerk goes through with these moronic plans, the end result is going to be defective and incomplete title searches, and Lehigh County is going to lose a lot more money in lawsuits than it saves by giving searchers the bum's rush.

When Northampton County's Recorder wants to move record books into Archives, the first thing she does is bounce it off searchers and gauge the need. In fact, Recorder Ann Achatz involved searchers in a complete redesign of her office, and enlisted them to find ways to remove hundreds of record books. She also engaged searchers to evaluate which computer system works best, and the result is the best computer system in the Commonwealth. Lehigh ignored searchers, installed a defective system, and only recently decided to invest in the same system that was installed and tweaked in Northampton County.

But Lehigh and Northampton have always been different.

When I hear from Naugle, I'll provide her explanation, and you can decide whether it's reasonable.

Northampton County's Growing Foreclosure Crisis

Did you know there's a foreclosure crisis in Northampton County? Last month, fifteen percent of the deeds transferred were the result of a Sheriff's Sale, the final step in a foreclosure. A review of Sheriff Sales reveal they have been rising over the last four years. They have risen despite President Barack Obama's ambitious $75 billion "Home Affordable Modification Program." That plan was designed to keep as many as three to four million people in their homes, but experts now agree it has only delayed the foreclosure process.They have also risen despite a mortgage foreclosure diversion program initiated by President Judge F.P. Kimberly McFadden in April of 2009,

Executive John Stoffa told Council on October 7 that agreements have been reached for 208 families facing foreclosure. He intends to extend this program next year, and if Council agrees, it will cost $25,000. Despite this limited success, the number of homes being sold continues to rise. What's worse, homes are usually sold to the bank holding the mortgage instead of third parties, which tends to depress market value.

Real estate records reveal that in 2006, 164 properties were sold at Sheriff's Sale. That number has continued to rise in 2007 (204), 2008 (326) and 2009 (407). This year, despite the County program, 424 homes have been sold through September, which is more than the total for all of 2009.

Of the 424 properties sold at Sheriff's Sale through September, only 18 went to third parties. The rest went to the foreclosing bank.

Foreclosures: 15% of Northampton County's September Deed Transfers

We're in a recovery? The recession's over? Seventy-nine families in Northampton County might dispute that claim. Title to their properties - their homes - was taken out of their hands last month, all as a result of Sheriff Sales. That's fifteen percent of the 531 deeds transferred last month, which is just 6 deeds more than the same period last year. How many more walked away from their homes as a result of short sales, is unknown.

Foreclosures are a growing LV problem. In September of 1992, when 525 deeds changed hands in Northampton County, only one was the result of a Sheriff's Sale. But in August of 2010, when another 525 titles were transferred, 42 were the result if the Sheriff's gavel. September's 79 Sheriff deeds is nearly double the number of foreclosure conveyances over just the previous month.

September's 531 deed transfers is 32% below the average number of deeds transferred during that month over the past 10 years.

Perhaps there's something wrong with the way economists define recession. With a jobless rate of 9.7% and people losing their homes, there is no way anyone can honestly claim our economy is improving.

We Need to Re-Assess, But Can We?

Earlier this week, I told you that LC Exec Don Cunningham is not only proposing a 16.1% tax hike next year, but wants to do a re-assessment. Either one of these is enough to have him burned in effigy, and he's doing both. He must have a death wish.

Commissioners will chip away at his budget, but in the end, a tax hike is coming. The only question is how much. But does the political will exist for a reassessment? In 2007, NC Exec John Stoffa floated the idea, but it went nowhere fast. Northampton County has now gone 15 years without a reassessment, which by law must be done at least once every ten years. Lehigh County is in the same boat. Many other counties have gone much longer without reassessment, like Blair (1958), Butler (1969), Lackawanna (1973) and Forest (1974) Counties.

Stoffa's 2007 argument for re-assessment is simple: "Paying tax is the price you pay for living in this country. We have to keep it as fair as possible."

All too often, people in the Taj Mahals and McMansions do not pay their fair share. In 2006, for example, Lower Saucon resident Andrew Wilt described Northampton County country estates that are worth $1.7 million, but are valued at just $516,000. Ironically, it is people in more modest homes who worry they'll be the ones who suffer.

One of the best indicators of the need for re-assessment is the number of assessment appeals each year. In Lehigh County, there were 190 appeals in 2008. That increased to 450 in 2009. This year, there are 700 appeals, and the County is losing them. Northampton County lost $4,754,310 in real estate value in 2008 and another $6,063,700 in 2009. This is the direct result of assessment appeals, although some of that is property that is exempted and taken off the rolls.

Last year, the Supreme Court rejected a base-year system of re-assessment, ruling that it was unfair to owners with stagnant or falling property values. The Court called on the state legislature to come up with a more comprehensive "scheme." That hasn't happened.

9:00 AM Update: The Morning Call's Jenna Portnoy has a more detailed account about re-assessment.

Norco Real Estate: Back to the 80's

I've been giving you with monthly reports this year about Northampton County's troubled real estate market. County and municipal government rely heavily on real estate to fund services. So when the local property sales slump, so does local government. In fact, so does most of the local economy.

Northampton County's real estate market is depressed, having declined forty-six per cent between 2005 and 2009. Things are bad this year, too. February was the worst month on record for actual deed transfers since 1983, when nobody was using computers or cell phones. Last July's deed transfers hit a thirty year low, the worst since 1981, when we were first blessed by all the cultural delights of MTV.

August's real estate deed transfers continues this trend Back to the 80's. It's the worst month on record since 1982.

According to Northampton County's real estate records, there were 549 deeds transferred in August. That's only a 2.7% drop over the same period in 2009, but it's 34.6% below the average August over the past ten years. Also, 54 of the 549 deeds recorded, or a whopping 10%, are the result of mortgage foreclosures. It appears that Obama's federal foreclosure prevention program is a resounding failure in Northampton County.

Here's the raw data over the last ten years: August 2010 - 549 deeds; August 2009 - 564 Deeds; August 2008 - 583 Deeds; August 2007 - 800 Deeds; August 2006 - 999 Deeds; August 2005 - 1,102 Deeds; August 2004 - 1,026 Deeds; August 2003 - 930 Deeds; August 2002 - 899 Deeds; August 2001 - 899 Deeds.

July Real Estate Transfers at Thirty Year Low in Northampton County

Northampton County's real estate market is in the tank. February, for example, was the worst month on record for actual deed transfers since 1983, when nobody was using computers or cell phones. Things could only get better, right?

Wrong.

Last July's deed transfers hit a thirty year low, the worst since 1981, when we were first blessed by all the cultural delights of MTV.

Northampton County's real estate market is depressed, having declined forty-six per cent over the past five years (2005-2009).

According to Northampton County's real estate records, there were 476 deeds transferred in July. That's a 13.1% drop over the same period in 2009. Worse, it's 41.5% below the average July over the past ten years. Also, 15 of the 476 deeds recorded, or 3.1%, are the result of mortgage foreclosures.

Here's the raw data over the last ten years: July 2010 - 476 deeds; July 2009 - 548 Deeds; July 2008 - 623 Deeds; July 2007 - 812 Deeds; July 2006 - 834 Deeds; July 2005 - 946 Deeds; July 2004 - 949 Deeds; July 2003 - 1047 Deeds; July 2002 - 999 Deeds; July 2001 - 901 Deeds.

Babes of The Title Industry

Melanie (pictured on the right) and Mary are the Ladies of Landsearch, a Bethlehem title insurance company known for its beautiful staff and friendly service. In case you didn't notice, and you probably haven't, they love baseball.

I dropped in on them today. For some reason, all the doors were locked and the lights went out the second I pulled into their parking lot. I knew they were in there. They like to tease me. So I hid in the bushes a few hours until their door cracked open, and then I popped out.

Surprise!

Anyway, they gave me two tickets to Monday's Home Run Derby if I promised to just leave them alone. Those kidders.

Here's the thing. I already have two tickets that I mooched off someone else.

So I gave them to Ron Angle. Mary and Melanie are in for a treat.

If you want to meet hotties like Mary, Melanie, Jen or Sandy, you could go to all the Iron Pigs' games, and hope to bump into one of them. But your best bet is to become a title searcher like me. For some reason, they really dig title searchers. We'e so ... absract.

By the way, that picture really is Melanie, who really does work at Landsearch.

Northampton County's Real Estate Market Remains Unhealthy

Northampton County's real estate market is depressed, having declined forty-six per cent over the past five years (2005-2009). In the first two months of this year, things actually got worse. February was the worst month on record for actual deed transfers since 1983. But there were modest increases in March (10%) and April (6%) over the same periods last year. In May, there was a 21% explosion, probably the result of an $8,000 first-time homebuyer tax credit.

In order to take advantage of that tax credit, a buyer must have entered into a binding contract by April 30, 2010, and has until the end of September to settle. According to Northampton County's real estate records, there were 626 deeds transferred in June. Although that's still 7.2% better than the same period in 2009, it's also an indication that the positive effects of that tax credit are coming to an end.

Last month is still 25% below the average June over the past ten years. Also, 33 of the 626 deeds recorded, or 5.3%, are the result of mortgage foreclosures, revealing that President Obama's foreclosure relief plan, however well-intentioned, has been a disaster. I've previously told you that 129 properties are scheduled for Sheriff Sale this coming Friday, a new County record.

Here's the raw data: June 2010 - 626 deeds; June 2009 - 584 Deeds; June 2008 - 607 Deeds; June 2007 - 808 Deeds; June 2006 - 1,083 Deeds; June 2005 - 1,013 Deeds; June 2004 - 1,041 Deeds; May 2002 - 776 Deeds; May 2001 - 835 Deeds.

Northampton County Schedules Record 129 Sheriff Sales in July

"There's no question that today's housing market is in significantly better shape than anyone predicted 18 months ago."

Obama'a Housing Secretary, Shaun Donovan, must hope that repeatedly claiming things are great will make them so. But the cold numbers tell a different tale. More than a third of the 1.24 million borrowers enrolled in the President's $75 billion mortgage modification program, have already dropped out. And in Northampton County, a record new 129 Sheriff Sales is scheduled for this July. If you add in the sales continued from previous months, the list includes 218 properties.

The previous County record was set in August 2009, when 106 properties were listed for sale.

I don't know if the American people can take much more help from Obama.

NorCo Real Estate Market Improves For Third Straight Month

Northampton County's real estate market is depressed, having declined forty-six per cent over the past five years. In the first two months of this year, things actually got worse. February was the worst month on record since 1983. But do I see light at the end of that tunnel? There were modest increases in March (10%) and April (6%) over the same periods last year. In May, there was an explosion.

According to Northampton County's real estate records, there were 567 deeds transferred in May. That's a 21% increase over the same period in 2009, the biggest monthly increase this year and the third month in a row that deed transfers have gone up.

Before popping open those champagne bottles, last month is still 38% below the average May over the past ten years. Also, 37 of the 567 deeds recorded, or 6.5%, are the result of mortgage foreclosures.

But we have been going in the right direction for three months, and that's a good sign.

Here's the raw data: May 2010 - 567 deeds; May 2009 - 467 Deeds; May 2008 - 618 Deeds; May 2007 - 667 Deeds; May 2006 - 873 Deeds; May 2005 - 863 Deeds; May 2004 - 881 Deeds; May 2002 - 856 Deeds; May 2001 - 795 Deeds; May 2000 - 714 Deeds.

Norco's Real Estate Market Remains Unhealthy

Two weeks ago, The Morning Call reported a supposed 23% jump in Lehigh Valley home sales in March, relying exclusively on information supplied by realtors. Not only was there a big jump, but the reason was supposedly a tax credit for first time home buyers.

Whenever I read what really amount to an attempt to create a buzz by realtors, I start going into a slow burn. You see, the job I actually get paid for is my work as a title searcher. I know, from first hand experience, that things are very bad. I know several title agents who've gone out of business. Others have taken part-time jobs to help pay the bills. For reasons that elude me, The Morning Call makes no effort to check the information supplied by realtors. In fact, it recently misrepresented Lehigh County mortgages as deed transfers. Since I have access to all the Northampton County records, I've decided to keep track myself, and report to you monthly.

Over the past five years, Northampton County's real estate transfers have actually declined forty-six per cent. In March, there really was a modest gain of real estate transfers. But it's only 10% more than over the same period in 2009, not the 23% spike claimed in The Morning Call. What the paper also fails to note is that, even with this increase, it's still 22% below the average March over the past 14 years.

How did we do in April? Once again, it's a mixed bag.

500 deeds were transferred this April. The good news is that is a modest 6% increase over the same period in 2009, but the bad news is that it's 28% below the 694 deed average over the past 14 years.

Another piece of bad news is that 28 of these 500 deed transfers, or 5.6%, were Sheriff Sales resulting from foreclosures.

Below are April's deed transfers over the last 14 years. 2010 - 500 deeds; 2009 - 471 deeds; 2008 - 643 deeds; 2007 - 676 deeds; 2006 - 752 deeds; 2005 - 819 deeds; 2004 - 833 deeds; 2003 - 816 deeds; 2002 - 838 deeds; 2001 - 700 deeds; 2000 - 744 deeds; 1999- 654 deeds; 1998 - 625 deeds; 1997 - 648 deeds.