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for investigation and enforcement and expansion of outreach and <br />education. We do not recommend this approach at the current time <br />assuming HUD continues its' enforcement services in the local jurisdiction. <br />Future consideration should be given to a regional approach to local <br />enforcement, perhaps through a partnership of other local jurisdictions and <br />the City of San Marcos, and a joint application for FHAP and FHIP funding <br />being submitted to HUD. <br />6.3 Banking, Finance, Insurance and other Industry related impediments <br />Impediment: Impacts of the Subprime Mortgage Lending Crises and increased <br />Foreclosures. <br />Issues: The housing foreclosure rates across the country continue to <br />soar and the impacts are being felt in Texas as well. Numerous web sites <br />are providing numerical counts and locations for homes with foreclosure <br />filings across the country and for jurisdictions in the State of Texas. <br />RealtyTrac.com shows 36 properties with foreclosure filings in December <br />2012 for San Marcos, 474 filings for Hays County and 46,529 properties <br />foreclosure for the State of Texas in December 2012, representing 1 in <br />every 1417 homes in Texas in foreclosure. <br />The rise in foreclosures may relate to the rise and fall of subprime lending <br />market. Subprime lenders offer loans to less- creditworthy borrowers, <br />borrowers that lack sufficient down - payments to afford the property, and <br />risk based borrowers that speculate on the real estate market by acquiring <br />real estate with no equity investment/down - payment in hopes that the <br />property will appreciate in value over a short period of time. These loans <br />are generally offered at higher interest rates or through products involving <br />OR <br />