Pearland Real Estate Expert

2103 North Austin in Old Pearland Townsite is Sold!

Old Pearland Townsite, Pearland TX  -  The single story at 2103 North Austin has been sold.

Danny Frank of Keller Willilams has SOLD another house.  Do you have real estate in Pearland TX you need to sell? Call me and I will get it SOLD for you fast... Put a SOLD sign on your house instead of a for sale sign with my help.  Call me at 713-569-8102 or visit my site at http://www.danfrankrealty.com/

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1104 Chelsea Lane in Riverwalk is Sold!

 

SOLD Real Estate in Riverwalk, Pearland TX -  The single story at 1104 Chelsea Lane has been SOLD.

Danny Frank of Keller Willilams has SOLD another house.  Do you have real estate in Pearland TX you need to sell? Call me and I will get it SOLD for you fast... Put a SOLD sign on your house instead of a for sale sign with my help.  Call me at 713-569-8102 or visit my site at http://www.danfrankrealty.com/

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What do Texas homeowners care about?

Most Texans know that Realtors are there to help you buy or sell your home. But many folks may not realize the role that Realtors play in advocating for public policies benefiting homeowners.

Last year, the Texas Association of Realtors® commissioned a telephone survey of Texas homeowners. The purpose was to get a better idea of the issues foremost on their minds. Austin-based Baselice & Associates interviewed homeowners from all parts of the state. The margin of error was plus or minus 3.5 percent.

The top concern ... Are you ready? Property taxes and appraisals, with 36 percent saying this issue concerns them the most, and 18 percent citing it as their second-most pressing concern. Combine these, and 54 percent of Texas homeowners are worried enough about property taxes and appraisals to rate it No. 1 or 2.

Other issues that concern homeowners in Texas:

• The prospect of higher taxes - 18 percent rated this their top issue and 20 percent their No. 2 issue
• Crime - 16 percent rated it No. 1 and 21 percent No. 2
• Public education - 16 percent No. 1 and 19 percent No. 2
• The economy - 10 percent No. 1 and 15 percent No. 2

Property taxes, appraisals worrisome

The survey results show that a majority of Texas homeowners are mainly concerned over property taxes and appraisals. The public policy goals of Realtors are closely aligned with these concerns. During the 80^th Texas Legislature, which ended late last May, the Texas Association of Realtors® and Houston Association of Realtors® were successful in urging lawmakers to pass several measures reforming the property-appraisal process for homeowners. And Realtors supported an amendment that provides property-tax relief to homeowners 65 years and older, and those who are disabled.

In public policy circles, Realtors have been the chief proponents of property-tax relief for Texans. Texas ranks 42nd in the U.S. in homeownership, and high property taxes are partly to blame for this low ranking. The first phase of property-tax cuts was a 17-cent reduction in school maintenance and operations taxes per $100 valuation, passed during the 2006 special session.

The second and larger phase of property-tax reductions, bringing an additional 33-cent cut in school maintenance and operations taxes per $100 valuation, kicked in last year, so your property-tax bill for this year will reflect the largest savings.

What legislators did, both in the 2006 special session and last year in the regular session, are steps in the right direction toward meaningful property-tax relief for Texans. But we still have a ways to go. We'll continue urging lawmakers to make homeownership more affordable, whether for first-time or long-time homeowners. Besides continuing efforts to lower homeowners' property taxes and make the appraisal process easier and fair, Realtors work on other issues that benefit Texans. In case you're wondering what these might be, here are two brief examples:

Mortgage fraud - curbing abuses protects consumers

In the recent 80^th legislative session, Realtors played a major role in passing legislation to curb mortgage fraud, protecting home buyers and sellers, and ensuring a viable real estate market.

Transfer fee - keeping a bad idea from taking root

At the 11^th hour of the 80^th session, the Texas Association of Realtors® stopped a bad idea from gaining a foothold in Texas. A private transfer fee is a scheme (many call it a scam) where a person sells his home but files a covenant on the property requiring a fee - one percent is common - paid to the party who filed the covenant. The payment to the seller who filed the covenant is required every time the property is sold after that for as long as 99 years. We urged quick legislation that prohibits private-transfer-fee arrangements and makes any attempts to create them unenforceable.

I'm proud to be a Realtor, not only because we help consumers with your short-term real estate needs but also because we work, long-term, to make Texas a safer and more affordable place in which to own your own home.

For more information, I invite you to visit http://www.texasrealestate.com/ or http://www.har.com/.  And for all of your Pearland TX real estate needs, please visit my site at http://www.danfrankrealty.com/

This column was published in the 23March08 edition of the Galveston County Daily News.

 2008 Code of Ethics

During the recent Professional Standards Training Seminar, a concern was raised regarding whether or not a portion of Standard of Practice 16-13 conflicts with Texas law.  The relevant provision reads as follows:

"REALTORS® shall not knowingly provide substantive services concerning a prospective transaction to prospects who are parties to exclusive representation agreements, except with the consent of the prospects' exclusive representatives or at the direction of prospects."

As indicated by the emphasis, the concern is that the code indicates that REALTORS® may indeed provide assistance to consumers who are currently party to an exclusive agency agreement, so long as that assistance occurs with the consent of either the consumer or the broker.  Generally speaking, this provision does not violate Texas law.

However, Occupations Code § 1101.652 (b)(22) reads as follows:

"The commission may suspend or revoke a license issued under this chapter or take other disciplinary action authorized by this chapter if the license holder, while acting as a broker or salesperson negotiates or attempts to negotiate the sale, exchange, or lease of real property with an owner, landlord, buyer, or tenant with knowledge that that person is a party to an outstanding written contract that grants exclusive agency to another broker in connection with the transaction."

This provision of the Occupations Code addresses the situation where a licensee is representing one party to a transaction and is compelled for some reason to deal directly with the other party to the transaction (i.e. Agent A is representing Buyer A and is compelled to present an offer directly to Seller B (represented by Agent B)).  State law would prohibit in that situation negotiating a contract directly with a party who is exclusively represented.  So, to the extent negotiating a contract is considered a substantive service, a REALTOR® would be prohibited by state law from negotiating a contract with a buyer, seller, landlord, or tenant who is a party to an exclusive agency agreement.

But, when it comes to the typical situation that would be covered by SOP 16-13, state law does not contradict the Code of Ethics. For example, if a buyer who is currently party to an exclusive agency agreement approaches another agent in an attempt to secure the same type of service, both the Code of Ethics and state law permit the second agent to provide buyer agency services.  Another example (as seen in Case Interpretation #16-13) occurs when a listing agent is approached by a buyer who is exclusively represented but wants to make an offer without the assistance of their broker.  Assuming the listing broker knows there is an agency agreement in place, the client unilaterally decides to make an offer without assistance, and the buyer is informed the listing broker represents the seller only, the listing broker would not be in violation of SOP 16-13 or state law by assisting the buyer in completing the contract (without advice or opinions).

Please note the above does not address contractual remedies or other common law civil remedies that could be available to a non-breaching party to an exclusive agency agreement.

For all of your Pearland TX real estate needs, please visits my site at www.danfrankrealty.com

This is the site my wife and I are working with: http://www.gbgrr.org/availablegoldens.htm If you know anyone who wants a great dog, please send them this link... It is a non-profit org and we need people to help...  And Please remember to get your pets the love they need, get them fixed and give them their heartworm meds the same day each month.

This is a sad story...

This is just an update on a dog my wife and I rescued and tried to save his life.  And the story of what happens when you don't give your dogs the care they need.  Frosty did not make it and had to be put down today... His heartworms were just to bad and could not be treated.  And to think this was totally preventable.  My heart and prayers are with the couple who was fostering to adopted him.  This is a pic of what he looked like the day we picked him up.

When we got Frosty, the day after New Years, Frosty was in VERY bad shape.  He only weighed about 48 pounds.  The vet told us he should be about 70-85 pounds when healthy.  He could hardly even stand up.  But he was a lap dog from the getgo.  He was a lover. 

Buy the way he looked, he had been mistreated for a long time.  It looked like he was tied to a stake or to something for a long time.  He had a hard time walking.  He was just in bad shape.  We took him to the vet and he tested positive for heartworms.  His blood work was way off and he was in need of some TLC... The vet did not want to start the heart worm treatment until he reached about 85% of his target weight. He never made it.

I beg all of you to take care of your pets... Get them fixed and make sure you give them their heartworm meds on the SAME day each month...

Frosty, my prayers and thoughts are with you...

 Please get involved with any rescue in your area, the one my wife and I are involved with is the Golden Beginnings Golden Retriever Rescue

Shop around for lower insurance rates

Does it surprise you that Texas homeowners pay more for homeowners insurance than residents of any other state in the U.S.? You may wonder why residents of Florida, with all of its hurricanes, and California with earthquakes, mudslides and wildfires don't pay more. Average Texas rates easily surpass those states, though, according to information from the National Association of Insurance Commissioners. Weather is a major factor in the cost and Texas has historically had hail, hurricanes, tornadoes and floods.

Although insurance companies determine your rate by looking at data across the state as well as by zip code, there are steps you can take to make sure you're getting the best deal possible.

Consider the property

When purchasing a house, you may want to consider its age. The newer the home, the cheaper it usually is to insure. Also, when you purchase a new home, some insurance companies will give you a discount because they believe fewer problems will occur. Now that doesn't mean you should buy a new home solely because of insurance costs. But it is a factor to keep in mind.

When purchasing an existing home, you may want to inquire about that property's CLUE report (Comprehensive Loss Underwriting Exchange). Only the homeowner can order this report, so you must request it from the seller. The CLUE report will enable you to learn about the history of insurance claims for the property. Not only will a lengthy list of claims be of interest to you regarding the property's condition - it might have some bearing on premium costs and your ability to secure coverage.

Increase the amount of your deductible

The deductible amount you choose makes a significant difference in your premiums. The deductible is the amount of money you have to pay toward a loss before the insurance company will begin covering your claim. If you choose a higher deductible, you will save money on your insurance premiums. Basically the more risk you take on, the lower your premium will cost. But make sure you have the means to pay your deductible if a loss should occur.

Don't over-insure

When you are considering how much coverage to buy, don't include the value of the land. The land, for the most part, is not susceptible to damage like the structure of your home is prone to, such as hail, wind, theft, etc.

Use security devices

Many insurance companies will offer a discount - sometimes as high as 20 percent - when you install a security system that includes a burglar alarm to call the police. Even just installing deadbolts and smoke alarms can save you a few dollars. Before making a major change in your security measures, talk to your insurance company about what kind of discounts they offer and how much it would lower your premium.

Retire or kick the habit

Smokers typically have higher premiums because their homes are more susceptible to house fires than nonsmokers. Also if you are 55 years or older, ask your carrier if they offer a discount for seniors.

Use the same company for multiple policies

Some insurance companies give you a discount if you buy more than one policy from them, such as homeowners insurance and automobile insurance. This multiple policy discount can save you as much as 15 percent.

For more information about homeowners insurance, you can find a wealth of resources on the Texas Department of Insurance Web site, www.tdi.state.tx.us.  

You can also talk with your Realtor. Realtors are knowledgeable about homeowners insurance and may be able to help guide you into making a decision that could save a substantial amount of money. Your Realtor understands insurance as well as all of the aspects involved with purchasing or selling a home. For more information about the home buying process, I invite you to visit TexasRealEstate.com or HAR.com or my site at danfrankrealty.com

For all of you Pearland TX Real Estate needs, contact the local Pearland real estate expert at http://www.danfrankrealty.com/

This column was published in the March 16, 2008 edition of the Galveston County Daily News

Park Village Estates, Pearland TX  -  We invite everyone to visit our open house at 4109 Mustang Road, Pearland TX 77584 on March 16 from 2:00 PM to 4:00 PM. Come and see one of Pearland's best buys in real estate.  This house is move in ready.  This house has many upgrades and new carpet and fresh paint.  Come and see this house and let's make a deal. 

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Park Village Estates, Pearland TX  -  We invite everyone to visit our open house at 4109 Mustang Road, Pearland TX 77584 on March 16 from 2:00 PM to 4:00 PM. Come and see one of Pearland's best buys in real estate.  This house is move in ready.  This house has many upgrades and new carpet and fresh paint.  Come and see this house and let's make a deal. 

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Park Village Estates, Pearland TX  -  We invite everyone to visit our open house at 4109 Mustang Road, Pearland TX 77584 on March 16 from 2:00 PM to 4:00 PM. Come and see one of Pearland's best buys in real estate.  This house is move in ready.  This house has many upgrades and new carpet and fresh paint.  Come and see this house and let's make a deal. 

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Don't rule out a condo

Are you ready to make the move from renter to owner but aren't sure you're prepared for the maintenance and responsibilities that come with owning a home? Consider purchasing a condominium. In the past, people chose condominiums as a viable option to homeownership because of their affordability. While that may not hold true in every market today, there is another factor you might want to consider: lifestyle choice.

A condominium can be an excellent option for first-time homebuyers and those of you looking to downsize. Typically, condos are smaller, less expensive and may include attractive amenities such as fitness centers or swimming pools. But it's important to weigh your options before diving in.

Yes, you still get tax breaks

Many of the advantages of owning a single-family home also apply to condominiums. You can deduct your mortgage interest and property taxes from your federal income taxes if you itemize, while increasing your personal wealth by building equity. You also control your own destiny. If you own a condo, there is no landlord to increase your rent or tell you to vacate the property because the owner has decided to occupy it.

Check the fees

Whether you plan to use the amenities or not, you'll be paying for them. Condo association fees are in addition to your monthly mortgage and can vary greatly from property to property. In some cases, you may even be asked to fork over extra cash for emergency maintenance or repairs. While this may seem burdensome, association fees ensure continued maintenance and protect the value of your property.

Before purchasing a condo, ask questions about the owners association. Find out what percentage of owner-occupied units exist in the complex. Many condo associations find it difficult to enforce homeowners' rules or guidelines on renters and that could lead to a drop in property value. Ask the president of the owners association or the company that manages the property if there have been any special assessments recently to cover major maintenance or improvement projects. A well-run association plans for these events and will typically set association fees so sufficient reserves exist.

One of the most enticing reasons to buy a condominium rather than a single-family home is that it provides an easier, low-maintenance lifestyle. If this is what you're looking for, make sure you know what you're purchasing. Find out exactly what is covered by your owners association dues.

Something else to consider is your inability to make decisions regarding the exterior of your home. Most condo associations have rules and regulations that apply to all co-owners in the complex. If you're unhappy with a rule, you can always suggest a change, but that doesn't mean it will happen.

If you plan to purchase a condominium, you might consider buying a residential service contract (also known as a home warranty) specifically for condos that pays for some repairs and replacements of items not covered by your monthly dues.

Lifestyle

Living in a condominium is different from living in a detached residence. Condominium owners often share walls, which may bring back memories of apartment life. Depending on your neighbors, this may not be an issue. But it's tough to know until that first night. You should also keep in mind that you are buying into a community. The common areas are just that-communal. Don't expect a solitary late-night dip in the pool.

The benefits outweigh the drawbacks for many people, as condominium sales are rising. Single adults and empty nesters are finding that the condo life offers a sense of connectedness. The trend in urban loft living is a prime example. Although these complexes may have a new name, many of the loft complexes are actually condominiums.

Before buying a condominium, it's a good idea to talk with several current owners to find out what they like and don't like about the complex. If the property is noisy or the owners association is run inefficiently, you may want to consider buying elsewhere. You might also ask your Realtor if he or she has sold units there before. First-hand knowledge goes a long way.

Your Realtor can help you find a property that fits your needs and will guide you through the home buying process. There are several forms and contracts specific to condominiums that are only available to Realtors. For more information on the home buying process, I invite you to visit http://www.texasrealestate.com/ or http://www.har.com/ or my site at www.danfrankrealty.com .

For all of your Pearland Texas Real Estate needs, please call the Pearland real estate expert, Danny Frank,  at 713-569-8102 and I will be glad to help you. 

This column was published in the March 9, 2008 edition of the Galveston County Daily News

The West Oaks Village neighborhood in Pearland TX is doing ok.  As you can see by the charts and graphs below West Oaks Village is flat on it's trends.  But that is ok.  West Oaks Village is still a great buy for real estate.  If you are a buyer of real estate, then you will have some great values in West Oaks Village.  For someone selling real estate in West Oaks Village, you can see it will not take long to sell your home and if you price your home correctly, you will get close to asking price.

For all of your Pearland TX real estate needs, please visit http://www.danfrankrealty.com, the local Pearland real estate expert.

Real Estate in Towne Lake Estates, Pearland TX is doing very good.  The price of a home in Towne Lake Estates had dropped just a bit from this time last year.  I feel this is due to very few new homes are being built this year as compared to this time last year.  But on average the trend for Towne Lake Estate is on the right track.

As you can see, real estate in Towne Lake Estes is a good buy.  Call me, Danny Frank, at 713-569-8102 to buy or sell your home in Towne Lake Estates.  Please visit my site at www.danfrankrealty.com for all of your Pearland TX real estate needs.  I am a local Pearland real estate expert...

Real estate in Pearland TX, Silverlake is doing very well.  As you can see by the charts below the trends are all going in the right direction.  The Silverlake neighbourhood in Pearland is a great place to own a home or an investment property. 

For all of you Pearland TX and Silverlake real estate needs, please visit www.danfrankrealty.com  I am a Pearland real estate expert

Pearland TX real estate in general is holding its own.  Looking at the charts below you can see Shadow Creek Ranch's stats and see it is flat if not trending down.  Also plese note the days on market.  They are going the wrong way.  This is ONLY for "RESALE HOMES". This does not include new home sales.

For all of your Pearland TX and Shadow Creek Ranch real estate needs, please visit http://danfrankrealty.com .  I am a Pearland Real Estate expert and would love to help you.

As you can see, the price trends for Pearland TX real estate are holding up very well.  Now is a great time to buy in Pearland TX.

For all of your Pearland TX Real Estate needs, please visit http://www.danfrankrealty.com/ .  I pay 30% referral fees... Please trust me to take care of your clients.

The Precinct Convention Process

The Republican Party's primary election will be held on March 4, 2008. Those who vote in the Republican primary will choose the candidates who will represent our Party in the November general election.  Less well-known, but just as important, are the decisions that will be made after the polls close at precinct conventions - a type of town hall meeting.

Anyone who votes in the Republican primary election (either in early voting, voting by mail, or at the polls on Election Day) is eligible to attend his or her precinct convention.  Your convention will take place at your precinct's election day polling place within two hours after the polls close at 7:00 p.m.  The time and place of your precinct convention must be posted at each poll during primary election day.  Expect anywhere from one to well over 100 participants to attend.

The precinct convention is called to order by the Precinct Chairman or a person acting in his stead.  This person is the Temporary Precinct Convention Chairman. A Permanent Precinct Convention Chairman and Secretary are then elected by majority vote. The Convention Chairman may appoint a Sergeant-at-Arms and/or a Parliamentarian. There are only two items of business for the precinct convention: election of delegates and alternates to county or senatorial district conventions, and the approval of resolutions to be sent to these conventions.

Each precinct is entitled to send to the county/senatorial district convention one delegate and one alternate for every 25 votes, or major fraction thereof, cast for Governor Rick Perry in that precinct in the 2006 general election. In districts where the size of a convention is a problem, the ratio may be set at one delegate and alternate for every 40 votes.

At the precinct convention, attendees decide by majority vote who gets to be delegates and alternates to the county/senatorial district convention. Often, everyone who attends becomes a delegate to the next level. However, if a large number attend, decisions will need to be made as to who will be a delegate and who will be an alternate.

The only requirement to be elected as a delegate or alternate to the county/senatorial district convention is to have voted in the 2008 Republican primary election. It is not required to attend the precinct convention in order to be elected to the next higher level. Longtime Republicans often perform tasks for the party or candidates during Election Day, which prevents them from being able to attend. However, for those who are new to the party, attending the precinct convention will definitely increase the likelihood of being one of those elected.

The County / Senatorial District Convention Process

This convention is the next step up on the ladder of the party leadership and policy development. They must be held on March 29, 2008, at a time and place announced at the precinct convention. When your county is located completely within one state senate district, you will have a county convention. When your county is split into two or more senate districts, you must have senatorial district conventions.  Both type conventions are identical in conduct of business.

At the county/senatorial district convention, the formal business is the same as at the precinct convention: elect delegates and alternates to the next higher-level convention and adopt resolutions for that convention's consideration. The informality of the small precinct convention is replaced by a more formal agenda and parliamentary rules necessary for an orderly meeting.

If your convention has over 25 delegates, as most will, the temporary chairman shall appoint between five and fifteen members to the following committees to run the convention:

Credentials: hears disputes about contested delegates as well as deciding who shall be seated.

Rules: recommends supplementary rules for the convention.

Permanent Organization: recommends permanent officers of the convention.

Resolutions: recommends which resolutions should be approved.

Nominations: recommends a slate of delegates and alternates to the state convention.

Because of the amount of work involved, the Temporary Nominations and Resolutions Committees usually meet at least once prior to the convention. Some committees may have several meeting and take testimony to help them make their reports. If you are interested in being a delegate or alternate to the state convention, call the temporary Nominations Committee Chairman, find out who is on the committee, when they will be meeting, and if you may appear to speak before the committee.

Most important decisions are made in committees. Committee reports may be amended on the floor, but it is usually easier to get what you want in committee. If you are new to this process, do not be overwhelmed by the formality of the structure. Ask others who have been to conventions before to help guide you in understanding what to do.

Your county/senatorial district convention is entitled to send one delegate and one alternate to the state convention for every 300 votes cast in your county/district for Governor Rick Perry in the 2006 general election.  Each county in each senatorial district is guaranteed at least two delegates and two alternates. Alternates may only vote at the state convention when seated for an absent delegate.  Each county/senatorial district convention determines the manner in which alternates are seated.

The Temporary Nominations Committee proposes a slate of delegates and alternates to the state convention. They usually select experienced Republicans who have worked hard for the local party plus a few new activists.  Becoming a state delegate or alternate is a great honor and must be earned. If you don't make it this time, redouble your efforts: increase your local involvement, attend GOP meetings and volunteer to assist candidates.

The State Convention Process

The 2008 Republican Party of Texas state convention will be a great experience with thousands of people in attendance. It is, in fact, the nation's largest political convention. The convention this year will be held in Houston on June 12th, 13th and 14th.

Delegates and alternates will be mailed packets containing full information from state party headquarters a few weeks after the county/senatorial district convention. A large number of hotel rooms in various price ranges will be reserved for convention attendees. The packet will include a reservation form for attendees who want to stay in those particular hotels. Attendees may also select other area accommodations on their own, stay with friends or relatives, or stay in nearby cities.

The business conducted at the state convention will be to elect a Chairman and Vice-Chairman of the Republican Party of Texas, elect one male and one female member from your senatorial district to the State Republican Executive Committee, and adopt a state party platform.

Given the large size of the convention, strict rules are in place to regulate its conduct. There is a considerable reliance on the committee process in conducting business. Temporary committee members are appointed by the State Chairman on recommendation by the State Republican Executive Committee.  Each senate district is entitled to be represented by one member on the following committees: Credentials, Organization, Rules, and Platform and Resolutions. All of these temporary committees meet prior to the convening of the convention. All meeting are open to the public, and each will establish a time when interested persons like you may address the committee. Some committees will begin meeting a few days before the convention convenes.

More than participating in the formal convention business, though, you will come into contact with those who run Texas government. Statewide officeholders, senators, congressmen, legislators, county officials, party leaders, as well as candidates for those offices are among those you will have the opportunity to meet and speak to personally.

These are the people who are writing the future of Texas. By attending these conventions, you have the opportunity to be one of those leaders, too.  We encourage you to take advantage of that opportunity!

In presidential election years, such as 2008, on the last day of the state convention, the delegates will caucus according to congressional district. At this meeting, the delegates will vote for the National Committeeman and Committeewoman, who along with the State Chairman represent the Republican Party of Texas on the Republican National Committee. During the congressional caucus, a person will be selected as a Presidential elector who will be a member of the Electoral College. The congressional caucus is also where the delegate selection process begins for the national convention.

Becoming a Delegate to the National Convention

According to Republican National Committee rules, Texas will be allocated 140 delegates and 137 alternates to the 2008 convention in Minneapolis. 41 of these national convention delegates and alternates will be selected at-large at the state convention, according to how well presidential candidates do statewide. 96 national convention delegates and alternates will be selected according to how well presidential candidates do within Texas' 32 congressional districts. According to Republican National Committee rules, the remaining three delegate spots are automatically assigned to the Party Chairman, National Committeeman and National Committeewoman.

Each congressional district in Texas is entitled to send three delegates and three alternates to the national convention.  A presidential candidate receiving more than fifty percent of the votes in a congressional district shall receive all three delegates and alternates from that district.

If no presidential candidate receives a majority of the votes in a congressional district, and two or more candidates receive more than twenty percent of the votes, then the plurality winner is entitled to two delegates and two alternates from that district and the candidate receiving the next highest number of votes receives one delegate and one alternate.

If no candidate receives more than twenty percent of the votes from a district, each of the three candidates receiving the highest numbers of votes shall receive one delegate and one alternate.

A candidate receiving more than fifty percent of the votes cast in the Presidential Primary canvassed on a statewide basis shall be entitled to all at-large delegates and alternates.

If no candidate receives a majority of the votes cast statewide, and two or more candidates receive more than twenty percent of the votes, then the plurality winner is entitled to two delegates and alternates and the candidate receiving the next highest number of votes receives one delegate and alternate. If no candidate receives more than twenty percent of the votes cast statewide, each of the three candidates receiving the highest numbers of votes shall receive one delegate and one alternate.

How specific individuals are nominated and selected as delegates.

Delegates to the state convention will caucus by congressional district. Each congressional caucus district shall meet and shall elect those district delegates and alternates to which a candidate is entitled.  Any delegate may make a nomination as long as the person nominated agrees to the pledge in the RPT Rule 38, Section 10. A nominee for national delegate will be allowed a certain amount of time to address the congressional caucus. After nominations are complete, the delegates will vote for a person to fill the first national convention delegate slot.

The process is then repeated for the second and third delegate positions, followed by the three alternate slots. Each congressional caucus will also elect one person to serve on the National Nominations Committee.  This committee nominates a slate of statewide at-large delegates and alternates. Committee members may nominate themselves. The slate approved by the committee is to be presented to the full convention and must be accepted or rejected as a whole. No amendments may be offered from the floor.

The bottom line is, just get involved and let's all make this a better country to live in.

For all of your Pearland TX real estate needs, please contact Danny Frank, or visit my web site at www.danfrankrealty.com