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by J. Craig Anderson - The Arizona Republic A group of West Valley home buyers says builder KB Home and its exclusive lender Countrywide, now owned by Bank of America, developed a scheme to sell homes at peak market prices even after real-estate values began to decline. A lawsuit filed Thursday in Maricopa County Superior Court contends the builder and lender engaged in systematic appraisal-rigging to inflate by thousands of dollars the value of new homes sold since 2006. The plaintiffs, seven KB Home customers in Buckeye and Surprise, say the practice has cost customers billions of dollars and contributed to the recent flood of loan defaults and foreclosures. KB Home and BofA representatives said they had not seen the complaint Thursday and could not comment. The lawsuit arrives amid widespread resentment directed at lenders for practices perceived as predatory and at home buyers for taking on more debt than they could realistically afford. It is the latest in a series of lawsuits filed in Arizona and across the country to try to assess blame in the wake of the worst housing meltdown since the Great Depression. In exchange for its participation with KB Home, Countrywide and its appraisal-management subsidiary, LandSafe, were made the exclusive providers of real-estate settlement services for KB Home, the suit says. They earned thousands of dollars per customer in loan-origination, title-insurance, appraisal and escrow fees. The plaintiffs are seeking class-action status to add thousands more KB Home buyers nationwide. In the Southwest alone, at least 14,000 KB Homes houses have been sold since 2006, the complaint says. Inflated appraisals? Many critics of the lending industry say inflated appraisals contributed to the nation's economic crisis. The industry's shift toward selling off mortgage loans as securities to investment brokers made lenders less concerned about the accuracy of appraisals, the critics contend, just as the rise of new incentives for mortgage brokers gave them more reasons to push risky loans on buyers. Home builders sold their homes for higher prices, the banks profited from making and selling loans, and the mortgage brokers benefited from earning more commissions. Some appraisers have said that they had to choose between playing along or losing the bulk of their business. The West Valley residents' complaint, filed by their lawyer, Robert Carey, a former Arizona assistant attorney general, says the plaintiffs cannot be held responsible for their own lack of due diligence because participants in the home-buying transactions who presented themselves as disinterested third parties actually were in on the scheme. That includes appraisers "who were under direct instruction to value homes at their contract price and were hand-fed inappropriate - if not outright false - comparable properties to use in completing their appraisals," the complaint says.Reports written by different appraisers who should not have been communicating with each other or with KB Home relied upon the same "unverified information and patently faulty methodology," the complaint says. The complaint cites three common elements to the appraisals. The first was "improper selection of distant, dissimilar properties" when there were "numerous available neighboring, identical comparable sales that would have revealed lower value." In addition, the complaint says, the appraisals contained identical "false and misleading statements regarding market factors and conditions" that ignored known facts about the housing market's downward trajectory after 2005. The third sign of a problem, the complaint says, was the use of pending KB Home sales as a basis for appraised value, "even when no sale was actually pending because the ostensible buyer had abandoned the transaction." On a more fundamental level, the complaint argues that the use of pending transactions raises a red flag because such information "would only have been known to KB Home" and the appraisers were not supposed to be conferring at all with the builder. Other lawsuits The lawsuit is the second filed against Countrywide and LandSafe this year by Carey's law firm, Seattle-based Hagens Berman Sobol Shapiro, which also filed a similar case in Phoenix against Wells Fargo and its appraisal-management firm, Rels Valuation, in February. A Wells Fargo representative said at the time that the lender's process for obtaining home-loan proposals is legitimate. Appraisers in Idaho filed a still-pending lawsuit in October against Countrywide, claiming the lender had pressured them to manipulate appraisals. A Countrywide representative at the time said that the lawsuit was without merit. And a recent investigation of appraisals by New York Attorney General Andrew Cuomo prompted government-sponsored lending giants Fannie Mae and Freddie Mac to adopt new standards this month for the way appraisals are conducted. The West Valley lawsuit describes the financial impact of KB Home and Countrywide's appraisal maneuvers as "staggering." It contends that price inflation by the builder and lender is an average of $20,000 per home, which would have cost consumers $2.8 billion in the Southwest region alone. http://www.azcentral.com/realestate/articl...alsuit0508.html

By Sloan Barnett Who could have missed the cow with the dollar bills hanging out of his mouth on the cover of the business section last weekend? Cute? Yes. But the message was a serious downer. It turns out the economy is making us all second-guess every purchase we make -- including what we eat. Nielsen Company, a market research firm, reported that organic food sales rose only 4 percent in the four week period ending October 4th, compared to 20 percent a year in recent years. What's keeping shoppers from purchasing organic food? Cost. No question. And who can blame them? But let's understand why and what we can do about it. Organic food usually will cost at least 50 percent more than conventionally grown food and sometimes much more than that. There are several reasons, some of them pretty surprising. First, organic food is more expensive to produce. Without cheap fertilizers and pesticides, farmers have to do a lot more manual labor, and people are much more expensive than petrochemicals. Additionally, organic farming operations aren't big enough to achieve economies of scale. Secondly, demand has outstripped supply -- there simply are not enough people growing and producing organic ingredients. And if you recall from your economics class, when demand is greater than supply, prices are higher. And finally, there is the cost of farm subsidies. Every year the U.S. government pays many conventional farmers -- including many giant mid-western agricultural corporations -- billions of dollars in subsidies. One effect of these subsidies is that the price of many products in your supermarket, especially meat, is lower than it would be without these subsidies. So when you look at the cost of, say, a pot roast, you'll need to add in the tax dollars you paid April 15 to get a clue about the real price of that piece of conventionally raised meat. But I won't let you give up on the health of your family. You do not need to give up on organic -- just curtail your organic spending and focus on the area where you get the biggest bang for your buck. Stick with these strategies and you will soon see your organic dollar stretching farther while you keep your family healthier. -- Buy Smart: The Environmental Working Group found that you can reduce your pesticide intake by 90 percent if you ate only organic versions of the following produce: peaches, apples, sweet bell peppers, celery, nectarines, strawberries, cherries, pears, imported grapes, spinach, lettuce, and potatoes. -- Shop Around: Pricing for organic foods is sometimes … well, let's just call it whimsical. So may different retail outlets are selling organic products these days that there are bargains available if you just take the time to look for them. -- Buy Local: Many supermarkets feature locally grown vegetables, fruits, and meat in season and there are more and more farmers' markets every year. Foods in season tend to be cheaper, because they're abundant then (it's that supply and demand thing again). -- Join a Co-op: In many cities, there are full-service natural foods supermarkets that also function as co-ops. That means when you join you get an automatic discount on everything you buy (sometimes on specific days of the week). -- Grow Your Own: Is there a corner in your yard, or some section of your apartment balcony, that gets sun most of the day? Well, farm it! Seriously, you'd be amazed at how much you can grow in a tiny space. In a box roughly two feet square, you can grow enough mixed salad greens to keep you going for months! Sloan Barnett is a contributor to NBC’s Today Show and the green editor for KNTV, the NBC affiliate in the San Francisco bay area. She's the author of the new book, Green Goes with Everything: Simple Steps to a Healthier Life and a Cleaner Planet. http://www.alternet.org/environment/106304...dollars_wisely/