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"reactions_enabled": true, "reply_position": 0, "show_avatar": true, "allow_anon_votes": false, "disqus_auth_disabled": false}, "realtime_enabled": false, "request": {"username": "", "is_global_moderator": false, "sharing": {}, "sort": 4, "forum": "tpreg", "is_initial_load": true, "is_authenticated": false, "timestamp": "2009-11-30_04:42:13", "remote_domain": "", "page": 1, "is_moderator": false, "display_username": "", "points": null, "subscribe_on_post": 2, "moderator_can_edit": false, "is_remote": false, "is_verified": false, "missing_perm": null}, "realtime_paused": false, "posts": {"12485632": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thanks for the explanations, it is very much appreciated.  I was looking at when i filed my taxes versus my closing date.  As long as I am able to claim the $7500 tax credit (no interest loan) on my 2009 tax filing, that's really all I'm worried about.  I know i won't qualify for the $15,000.  But if they could waive the pay back fee on the $7500 tax credit in the new bill that is passed, that would be even better.  Thanks!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_18:05:13", "killed": false, "user_key": "ddb036dd6a252bcb6f4d0cbfcaf4eda4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 04:05 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485633": {"up_voted": false, "ip": "", "has_replies": false, "message": "I'd like to thank everyone for their comments, it really enlightened me a lot on this situation.  I am planning on claiming the $7500 tax credit on my 2008 taxes.  I just hope that they could waive the pay back fee back to Jan. 1st, that will be an awesome thing to happen!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_18:37:08", "killed": false, "user_key": "395f6a6738a9afee9a0d3326f17f4af2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 04:37 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485634": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hey Jay~<br><br>OK- I know this blog has talked \"kinda sorta\" about our situation, but would REALLY appreicate a direct answer as this is so confusing...<br><br>We bought on April 22, 2008 and qualify for the full and current $7500 loan.<br><br>I know there are a bunch of \"what if's\" but I am worried about passing the opportunity if the bill goes through and only includes 09 purchases.  Everything I read about the new bill either a. forgives the 7500 ONLY if purchased after 1/09 and b. gives the 15k non-refundable credit to buyers who purchase after the bill was signed.<br><br>Keeping all of that in mind, that would mean I should just quickly file to try and get anything because I bought in 08- right?<br><br>I would rather get something than nothing!<br><br>Also, if the above changes, can\u2019t I just file a amended return?<br><br>Thanks so much for your help!<br><br>Anne", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_22:05:53", "killed": false, "user_key": "7711af20e5f729447698f1a1c4afc253", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 08:05 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485635": {"up_voted": false, "ip": "", "has_replies": false, "message": "Anne - <br><br>Everything I've read says that those that bought in 2008, and qualified for the $7500 \"credit\" (which you correctly state is really a loan), will still have that available to them.<br><br>The new $15K credit, in it's current form, changes the ending date of the current $7500 credit from July 1, 2009 to the day of the enactment of the new bill.<br><br>So (unless it changes, which it could), the $7500 law doesn't go away, it just ends sooner (which makes sense. It's confusing enough as it is, can you imagine the confusion if BOTH the $7500 credit AND the $15K credit were active at the same time?)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_22:47:48", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 08:47 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485636": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay - You are correct, I am incorrect about the credit only applies to the down payment, I could have sworn I read that; I eat my words on that. Regardless, think about it, you are buying your first home, the median price according to US Census is $291,800 (in 2008). So how much do you have to make per year to pay the loan? According to Freddie Mac calculator (<a href=\"http://www.freddiemac.com/corporate/buyown/english/calcs_tools/\" rel=\"nofollow\">http://www.freddiemac.com/corporate/buyown/engl...</a>) with 10% down at 6.5% 30 year fixed, you have to make $7K per month (with no student or car loans, oh and you have good credit for that rate).  So you are making $84K year.  As it turns out the $7500 credit phases out after you make $75K a year and I bet the new $15K will phase out too there too.  SO:<br>- You don't get 10% of a house, if your price is  $291,800 (which is the median price). <br>- You don't get the full $7.5K (or now $15K), because you make too much.<br><br>So what do you get? You get some help. Sure it is nice, but is far from really giving the majority of US citizen $7.5K or even $15K.<br><br>I think I ended up with $3K~$4K from $7.5K. And the one I bought into it is still a loan that has to be repaid.<br><br>So, why is it they don't say, most people will likely get $3K to 4K, because it is better to fool not too smart people (like me) into thinking, I get $7.5K. Sure it is not a scam if you read all of the fine print, it is just a good sales job!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_23:17:02", "killed": false, "user_key": "0191b53303d98efc60f0ab1c67df42cd", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 09:17 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485637": {"up_voted": false, "ip": "", "has_replies": false, "message": "There has been many blogs on tax liability not enough to offset the tax credit amount......I wonder if it would be a good tax strategy to have employers withhold less of your payroll taxes (or claim more exemptions) whereby your year-end tax liability nearly matches the $7,500 tax credit over the 2 year period (assuming the new $15K tax credit holds true).", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_00:10:28", "killed": false, "user_key": "0c9c54226ea2093d0c350284a4f58a95", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 10:10 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485638": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thank you for this website.  For the past two weeks I have been looking for current, relevant information on the tax credit and the only place I can find it is here.  Thanks", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_00:46:23", "killed": false, "user_key": "1ae576143eb44d19c2a58c423e312ba4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 10:46 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485639": {"up_voted": false, "ip": "", "has_replies": false, "message": "Robert said: \". . . it is just a good sales job!\" True, and sadly I think that's what most politics boils down to.<br><br>@rx - lowering your with holding seems like a viable option. Someone mentioned it here in a comment. Either on this post or another one on the subject. I'd definitely consult a tax professional. You can be penalized if you under-with hold.<br><br>@Gary - You are more than welcome! I'm glad you find it useful. There will definitely be more once the bill is finalized!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_01:19:36", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 11:19 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485640": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thought I would share this article from CNN:<br><br><a href=\"http://www.cnn.com/2009/POLITICS/02/11/stimulus.plan/index.html\" rel=\"nofollow\">http://www.cnn.com/2009/POLITICS/02/11/stimulus...</a><br><br>Here's the key point:<br><br>\"A Democratic source also said a plan to offer tax credits to homebuyers that is in the Senate bill will be scaled back to make room for House priorities and a Senate proposal to offer tax incentives to buyers of American-built cars will be nixed.\"<br><br>Looks like the $15,000 will be scaled back - we don't know to what - but right now, it \"seems\" that $15,000 will be off the table -", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_08:16:34", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 06:16 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485641": {"up_voted": false, "ip": "", "has_replies": false, "message": "The tax credit was doubled after 8 months only. Shows the sorry state of the housing market. With median home price in the USA aroun $160K, the government is essentially paying the downpayment. Yet people don\u2019t have the confidence to buy.  On another note in a recent article on this topic, it was cleat the tax treatment is going to confuse a lot of people.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Andy&#180;s last blog post..<a href=\"http://feeds.feedburner.com/~r/SavingToInvest/~3/455612912/us-automakers-bailout-bridge-to.html\" rel=\"nofollow\">US Automakers Bailout - A Bridge to Bankruptcy or a Road to Salvation</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_09:18:04", "killed": false, "user_key": "3c45d105c3f1ef3197d596281287e7e9", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 07:18 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485642": {"up_voted": false, "ip": "", "has_replies": false, "message": "\"Don 02.09.09 at 10:51 pm<br><br>    I am looking at buying my first house in the next couple months for about $200k. With the way I understand it now the $15,000 can only be credited toward what I owe at the end of the year over and above on federal taxes. Should I claim 6 dependants to make sure I owe the maximum for the $15,000 to absorb, or will I get a refund of any federal taxes I have paid? I already pay close to 10k a year in federal taxes alone if not more. Will that be paid back to me?\"<br><br>All-<br>There seems to be some confusion on tax liability/tax withholding.  By increasing your allowances on your W-4 (\"claiming 6 dependents\"), you are not changing what you owe .  You can not increase/decrease your tax liability by adjusting your withholding.  Your tax bill is based on your income.  All that adjusting your withholding does, is attempt to ration out what you will owe come tax time.  You've done this most effectively when your refund at the end of the year is $0.  A tax refund is not \"free money\" from the government.  It was you giving the government an interest-free loan.  <br><br>Now, provided some version of this tax credit passes, and an individual has already filed their 2008 return and doesn't want to A)file an amended return or B)wait until filing 2009 return, they can adjust their paycheck withholding by claiming more allowances to receive that cash sooner.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_10:23:51", "killed": false, "user_key": "85fc6a7c0a89f4e51b0879d3a966c42a", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 08:23 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485643": {"up_voted": false, "ip": "", "has_replies": false, "message": "If this doesn't spark home sales, will the government sweeten the deal, like they did with the existing $7,500 credit? And if it does spark sales, will they extend the current deal? Would you recommend homebuyers act now or wait a few months, or through the busy homebuying season, to see how this sorts out? If we've learned nothing else from the bank bailout, the government seems more than willing to offer a better deal if their original efforts fail to produce the intended reaction.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_10:28:14", "killed": false, "user_key": "7fe39fb150eb56c98fc5c56724147818", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 08:28 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485644": {"up_voted": false, "ip": "", "has_replies": false, "message": "THere is no more 15k tax credit. They took it out.<br><br><a href=\"http://news.yahoo.com/s/ap/20090211/ap_on_go_co/congress_stimulus\" rel=\"nofollow\">http://news.yahoo.com/s/ap/20090211/ap_on_go_co...</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_15:19:06", "killed": false, "user_key": "7c4455626754e1b9bc3be232b1024136", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 01:19 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485645": {"up_voted": false, "ip": "", "has_replies": false, "message": "Did they agree to waive the payback fee of the $7500 tax \"credit\" (it was a no interest loan) for first time home buyers?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_15:33:38", "killed": false, "user_key": "ddb036dd6a252bcb6f4d0cbfcaf4eda4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 01:33 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485646": {"up_voted": false, "ip": "", "has_replies": false, "message": "Eliminating the $15,000 tax credit is bullshit.  Both the house and senate versions had that in it.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_15:48:41", "killed": false, "user_key": "75610e973f1191ada1adbb3a531f2959", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 01:48 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485647": {"up_voted": false, "ip": "", "has_replies": false, "message": "Michael - no one knows yet - no one has seen the finalized version...<br><br>Robert - only the Senate had the $15,000 tax credit in it - the house version did not - the house ONLY waived the current need to repay the $7,500.  The senate added the $15,000 which looks like it is getting \"trimmed\" \"scaled back\" or however you want to look at it.  Right now everything is only SPECULATION until we see the finalized version, it gets passed by the house and senate, AND the president signs it into law.  Until that time - we don't know for sure", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_15:51:32", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 01:51 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485648": {"up_voted": false, "ip": "", "has_replies": false, "message": "<a href=\"http://latimesblogs.latimes.com/laland/2009/02/home-buyers-can.html\" rel=\"nofollow\">http://latimesblogs.latimes.com/laland/2009/02/...</a><br><br>Looks like the $7500 will be the amount that they go with, if the bill is passed in the coming days, for home owners that purchased after January 1, 2009.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_16:01:00", "killed": false, "user_key": "ddb036dd6a252bcb6f4d0cbfcaf4eda4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 02:01 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485649": {"up_voted": false, "ip": "", "has_replies": false, "message": "What about  homeowners who currently do not qualify for the $7,500 tax credit?  If this law gets passed anytime after excrow is closed Wouldnt it make sense if for them to wait?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_18:39:18", "killed": false, "user_key": "9c5e06db299b5b87a1d1bbc95f08ae20", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 04:39 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485650": {"up_voted": false, "ip": "", "has_replies": false, "message": "I have a question for you....<br><br>We bought our fisrt home in may 2008, and e filed our taxes and claimed the 7500 tax credit. We are in the process of buying a new home, and it is expected to close march 15th. If the new law passes with the 15000 tax credit, can we also claim the new tax credit?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-12_00:40:06", "killed": false, "user_key": "f39874816713cf394af909eb96772eef", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 10:40 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485651": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Raj - to be perfectly honest, I'm not sure if anything makes sense. Personally, if I had a home in escrow right now that was scheduled to close, I'd probably try to delay it until this thing becomes law and decisions can be made. But every situation is different.<br><br>@Amanda - the $15K credit appears to be gone. It's been reduced to $7.5K, $8K or \"effectively eliminated\" depending on which news source you want to believe. The only certainty right now for you is that the stimulus bill should be signed into law well before your March 15 scheduled close (most sources are saying possibly by Friday). One recent report I saw said the revised bill goes back to first time buyers only. <i>IF</i> that is true, then clearly your current home purchase would not qualify. Also, I would check with a tax professional <strong>quickly</strong> because there are existing terms in the $7500 law that require repayment of the \"credit\" IN FULL on your next tax return  (such as selling the home and/or no longer using the home as your primary residence). Depending on what you are doing with the home you're claiming the $7500 \"credit (which is actually a zero interest loan), you may fall under those repayment criteria (<a href=\"http://www.irs.gov/newsroom/article/0,,id=187935,00.html\" rel=\"nofollow\">see the IRS FAQ</a> for more)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-12_01:29:05", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 11:29 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485652": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay - it looks like the final bill will have an $8,000 tax credit (up from $7,500) and NOT need to be repaid...and will be effective for homes purchased on or after January 1st, 2009 and before August 1, 2009.  According to the LA Times:<br><br><a href=\"http://www.phoenixrealestateguy.com/15000-home-buyers-tax-credit-brings-15000-questions/1868\" rel=\"nofollow\">http://www.phoenixrealestateguy.com/15000-home-...</a><br><br>GRANTED - the paper could have it wrong - but they have been the most specific of any other article I have seen.  <br><br>On top of this, it STILL hasn't been voted on by the house or senate, so there's no telling if more changes could come if they can't get it together.<br><br>My guess though, is that given the political climate, I can understand why they went the way they did.  In the senate, the Democrats went with the republicans on the $15,000 non-refundable credit, in hopes of making the bill more bi-partisan.  When they realized it wasn't going to help, and it wasn't going to get them any more votes, they went back to the original plan.  They included the 3 republican senators in the compromise, and increased it to $8,000 - but it didn't make sense any more to keep the full $15,000 in.  ESPECIALLY because Democrats tend to want to give refundable tax credits, where republicans tend to prefer non-refundable ones.  This is all purely speculation - but it is not surprising.<br><br>IF this is true - this is wonderful news for us - looks like we are closing on Friday - the loan is supposed to get funded today, and then we'll get our keys tomorrow.  <br><br>USATOday also had an article supporting the $8,000 compromise<br><br><a href=\"http://www.usatoday.com/news/washington/2009-02-11-stimulus-conference_N.htm#chart\" rel=\"nofollow\">http://www.usatoday.com/news/washington/2009-02...</a><br><br>They could be reporting it wrong - but these two articles are the only ones who mention the specifics of the homebuyers credit in their articles on the compromise bill.  Until the full text is release (which should happen sometime today) we can only rely on the reporters here...and hope they are accurate", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-12_08:32:54", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 06:32 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485653": {"up_voted": false, "ip": "", "has_replies": false, "message": "I think this finalized bill only pertains to first-time homebuyers - not homebuyers in general.  It amends the statute to forgive repayment from Jan1 - Aug 09 and increases the credit to $8,000.  Income limitations, etc remain the same.  I really don't think this pertains to any homebuyer.  Sorry.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-12_10:25:27", "killed": false, "user_key": "43876599693aab07cccc43346ee3db87", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 08:25 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485654": {"up_voted": false, "ip": "", "has_replies": false, "message": "Here's something i found:<br><br><a href=\"http://c-span.com/pdf/taxprovisions.pdf\" rel=\"nofollow\">http://c-span.com/pdf/taxprovisions.pdf</a><br><br>looks like $8,000 - need to purchase a home in 2009 (January 1 - December 31st) need to be a new home owner...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-12_21:05:27", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 07:05 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485655": {"up_voted": false, "ip": "", "has_replies": false, "message": "It is amazing the transformation this bill is taking in such a short time; still no clear answers for anyone though. Let's hope they decide something soon, though it may end up being better for the economy overall if there isn't any more stimulis out there to artificially support it at a level higher than it should be-eventually the cards will still fall where they should be, no matter how much money we pump into it.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>MaryAnn Knell-Peoria Real Estate&#180;s last blog post..<a href=\"http://peoriahomeoffice.com/blog/?p=206\" rel=\"nofollow\">10 Steps to Achieving the American Dream of Home Ownership!</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_00:23:30", "killed": false, "user_key": "73d5885b1495126d39fe47cff349c8ca", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 10:23 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485656": {"up_voted": false, "ip": "", "has_replies": false, "message": "My fiance and I are purchasing a home and closing April 15th.  I make more than 75k but together we make less than 150k.  We are getting married in October.  Filing taxes in 2009 will we be eligible for this since we will file jointly, or do we need to be married before purchasing the home to be eligible?  I just want to make sure my income doesn't cost us the credit.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_00:49:11", "killed": false, "user_key": "b13428ac614f7843c00366b1d30a5d53", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 10:49 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485657": {"up_voted": false, "ip": "", "has_replies": false, "message": "Mary and Hagfish had me laughing so hard I had to comment; you guys-points well made on both sides, but I do think Hagfish is crossing the line into fraud with your idea. But hey, maybe the IRS won't catch you; it seems most of the people in charge don't know how to pay their own taxes, let alone figure out if others have done it correctly...lol", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_01:06:17", "killed": false, "user_key": "a40261c949c446ad5feb421c91435369", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 11:06 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485658": {"up_voted": false, "ip": "", "has_replies": false, "message": "For those following - i'll post this here:<br><br><a href=\"http://appropriations.house.gov/pdf/Recovery_Bill_Div_B.pdf\" rel=\"nofollow\">http://appropriations.house.gov/pdf/Recovery_Bi...</a><br><br>See page 24 - it looks like the final measure has $8,000 for first time homebuyers who purchase between January 1, 2009 and December 1, 2009, and no need to repay it as long as you live in your home for three years.<br><br>Don - you'll need to consult a CPA or attorney once the bill is finalized to figure out how it impacts you directly...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_01:07:09", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 11:07 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485659": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hello, <br><br>I thought that they were offering $8K in tax credits and 15K in interest free loan for 15 yrs to new home buyers.  That's what I heard in the news.  Could someone please confirm that for me or shed some light on the subject...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-03-01_14:09:30", "killed": false, "user_key": "c1bf852af5251a6ff202b3ba1441b401", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "03/01/2009 12:09 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485660": {"up_voted": false, "ip": "", "has_replies": false, "message": "Mike - the $15K never made it into the bill that was signed into law. There was an existing $7,500 tax \"credit \" (that was actually an interest free loan paid back over 15 years). That $7500 is now in effect from April 9, 2008 - Dec 31, 2008.<br><br>The new $8,000 true tax credit is in effect (for 1st time home buyers) from Jan 1, 2009 - Nov 30, 2009.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-03-01_20:16:23", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "03/01/2009 06:16 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485661": {"up_voted": false, "ip": "", "has_replies": false, "message": "RT: <a rel=\"nofollow\" href=\"http://twitter.com/PhxREguy\">@PhxREguy</a> New on TPREG: $15,000 Home Buyers Tax Credit Brings 15,000 Questions -- <a href=\"http://bit.ly/nv2w\" rel=\"nofollow\">http://bit.ly/nv2w</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_00:12:59", "killed": false, "user_key": "7f6e1e86fea03606dd7e242036aaf778", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 10:12 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485662": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hi Jay, added some information about the Phoenix $15k grant to buy foreclosure properties on my site.  Is there any way I can write a guest article on your site?  Or, do you want to place a friendly link to my site?  Many thanks!<br><br><a href=\"http://arizonarealestatehome.com/real-estate/15000-phoenix-grant-update\" rel=\"nofollow\">Phoenix $15000 Grant</a><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Steve Trang&#180;s last blog post..<a href=\"http://arizonarealestatehome.com/real-estate/15000-phoenix-grant-update\" rel=\"nofollow\">$15000 Phoenix Grant Update</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-03-17_00:07:06", "killed": false, "user_key": "50d42b72ff6b593276e2d0892eeb7699", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "03/16/2009 09:07 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485663": {"up_voted": false, "ip": "", "has_replies": true, "message": "Come on are you sure Phoenix  is giving 15k grants for property. I didn't read it any where up till now.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-07-08_05:07:57", "killed": false, "user_key": "6206023957df8d6da355a430d5b0f042", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "07/08/2009 02:07 AM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485664": {"up_voted": false, "ip": "", "has_replies": false, "message": "You didn't read anything here about Phoenix giving 15K grants for property. This post you commented on is about the proposed federal 15K tax credit (that ultimately became the current 8K credit for first-time buyers).<br><br>Phoenix DOES have a program, seriously flawed, that provides some 15K <i>loans</i>, not grants. More info on that is here: <br><br><a href=\"http://www.phoenixrealestateguy.com/phoenix-to-offer-15000-loans-to-purchase-foreclosed-homes/2059\" rel=\"nofollow\">http://www.phoenixrealestateguy.com/phoenix-to-...</a>", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-07-08_11:48:28", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "07/08/2009 08:48 AM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 12485663, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "12498478": {"up_voted": false, "ip": "", "has_replies": false, "message": "Unfortunately, real estate sales seem to be stagnate all over the world these days. It sounds like there may be an increase in sales for real estate agents over there, I am sure that will be very welcome after what many agents have been through.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-07-11_05:23:54", "killed": false, "user_key": "realestate14", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": false, "votable": true, "date": "07/11/2009 02:23 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485588": {"up_voted": false, "ip": "", "has_replies": false, "message": "I read the last comment made by Barbara which was really helpful but i have a question; i have already e-filled and recieved my 7,500 first time home buyer credit for the house i bought on Jan 26, 2009 and IF (big if) everything gets passed including the wavier will i have to do an amended 2008 return so i dont have to repay the credit or am i screwed in repaying my 7,500 over the next 15 years no matter what?    I know we can only speculate until the bill gets signed but i would like to see what info is rumored....Thanks", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_22:00:24", "killed": false, "user_key": "f377baa7d04f728927a9805c0d453d14", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 08:00 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485563": {"up_voted": false, "ip": "", "has_replies": true, "message": "Ok, so I am hoping that there is a CPA somewhere that can shed some light on how a state Mortgage Revenue Bond can prevent home buyers from getting the tax credit. Also I would like to know what other types of programs can prevent buyers from getting the grant.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>James Wheelock&#180;s last blog post..<a href=\"http://humblehomesforsale.com/atascocita-meadows/\" rel=\"nofollow\">Atascocita Meadows</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-07_22:24:36", "killed": false, "user_key": "d6de27a80702d315fa0451561b56b6ee", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 08:24 PM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485564": {"up_voted": false, "ip": "", "has_replies": false, "message": "I'm curious: If I close on a house before this bill is passed, am I ineligible for the tax credit?  I am considering bidding on an auction this week, but I'd hate to throw away $15,000 by refusing to wait a couple weeks.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Steam&#180;s last blog post..<a href=\"http://mysteamroom.com/2009/02/07/steam-shower/\" rel=\"nofollow\">Steam Shower Design</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-07_23:53:33", "killed": false, "user_key": "90e80ace7cfc87634c8a9f1d4a01aed1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 09:53 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485565": {"up_voted": false, "ip": "", "has_replies": false, "message": "This would be great if it went through.  Our economy is driven by home sales.  Every business in the country would benefit if more folks could get into homes and start building equity again.  I personally hope that the senate and the house can get on the same page on this.  It would incredibly helpful for all of us.<br><br>Bryan<br><a href=\"http://businessfusionpro.com\" rel=\"nofollow\">http://businessfusionpro.com</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_00:59:19", "killed": false, "user_key": "fd211dec644a3fa164851de483ff357c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 10:59 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485566": {"up_voted": false, "ip": "", "has_replies": false, "message": "Steam - the current version (which has yet to pass the Senate, much less the conference committee after that) has the tax credit becoming valid <i>when the bill is enacted</i>. So <b>if</b> it stays as-is and is signed into law, then no, you wouldn't be eligible for a credit on anything that closed before the President signed the bill into law.<br><br>Things could change though. <br><br>Personally, if it were me, I'd wait until the stimulus bill gets enacted.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_01:07:52", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 11:07 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485567": {"up_voted": false, "ip": "", "has_replies": false, "message": "jay - BUT there is a possibility that as it stands, you could earn $7,500 free and clear (if they leave the waiver of repayment of the current $7,500 tax credit) if you purchase BEFORE the stimulus bill goes into play, which could be a LOT better than a 15,000 non-refundable tax credit....either way it's speculation - but as the bill stands right now, it looks like it would be better to purchase prior to the stimulus bill being passed into law...Again this is ALL speculation because as the article points out, nothing is set in stone.  But if the bill stands as is, it certainly seems better to buy now than later, depending on your tax status.  For us, I only owe $3500 in taxes each year - so the $15,000 as it stands would only provide me $7,000 - the $7,500 free and clear seems like a much better deal...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_02:41:17", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 12:41 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485568": {"up_voted": false, "ip": "", "has_replies": false, "message": "That's a great point Tyler. The problem is, right now the whole thing is a crap shoot. We just don't know what the final bill is going to look like. I suspect no matter what they do, someone is going to get screwed one way or another because they do or do not just fall to either side of some line.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_09:00:15", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 07:00 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485569": {"up_voted": false, "ip": "", "has_replies": false, "message": "The 7500 is not free and clear, it has to be paid back over 5 years.  The 15000 is a much better deal.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_09:38:16", "killed": false, "user_key": "1cab59629eb337b714880714f1918a8b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 07:38 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485570": {"up_voted": false, "ip": "", "has_replies": false, "message": "Won't let me edit.  Meant too write that it has to be paid back over 15 years, not 5.  The pay7back period starts after 2 years, and is over 15 years OR when you sell the house.  The 15000 is a better deal, as it is a true credit and does not have to be repaid.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_09:43:15", "killed": false, "user_key": "1cab59629eb337b714880714f1918a8b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 07:43 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485571": {"up_voted": false, "ip": "", "has_replies": false, "message": "Lori - I don't think the $15K credit is necessarily a much better deal. It depends on the person's situation.<br><br>If someone has a low tax liability (say they pay $2000 a year in taxes) then  $4,000 is the most they benefit from the $15K tax credit.  They may be better off with the $7,500 interest free loan. That's money in the pocket that could be invested. It's a tough call, made tougher by the fact that he $15K credit cold change between now and when/if it becomes law.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_11:09:01", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 09:09 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485572": {"up_voted": false, "ip": "", "has_replies": false, "message": "Lori - also - as the current package stands, they have included a \"Waiver of repayment\" of the $7,500 tax credit for those who purchase in 2009.  As Jay said, things could change, but the bills in their current form would set up three groups of people:<br><br>1.  Those who purchased before January 2009 who are eligible for the $7,500 tax credit (loan) -who get $7,500 and have to repay over 15 years.<br><br>2.  Those who purchased between January 1, 2009 and before the stimulus bill gets signed into law.  They will get (as it currently stands) $7,500 free and clear, and not have to repay it.  GRANTED things could (and most likely will) change - and this provision could be removed.  Even if they remove the \"waiver of repayment\" clause, these people would STILL get $7,500 tax credit (loan).<br><br>3.  Those who purchase AFTER the stimulus package gets signed into law.  They will get the $15,000 non-refundable tax credit up to the amount they pay in taxes each year.<br><br>Jay - the ONLY way I see people really feeling bad about this is those who purchased in December 2008 (especially towards the end) who still have to repay the $7,500 (vs. those who purchased early 2009 who got the $7,500 free and clear) OR if they decide to make the 15,000 refundable.  If congress offers $15,000 refundable tax credit then those who purchase prior to the bill going into law will \"Get screwed\"<br><br>For me, I am moving forward knowing that I am eligible for the $7,500 tax credit (loan).  If they decide to waive the requirement to repay the loan - wonderful!!!  But I am not expecting them to - because i know full well the terms of what I am purchasing my house for.  I should REASONABLY be able to expect this, and I would only be dissapointed if they somehow made me ineligible for the $7,500.  ESPECIALLY because I am one of the few people who this tax credit actually \"stimulated me\" to purchase a house.  I was on the fence for a long time, and the $7,500 was a great incentive to purchase my first house.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_12:31:54", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 10:31 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485573": {"up_voted": false, "ip": "", "has_replies": false, "message": "Actually, I can see current homeowners (who currently do not qualify for the $7,500 tax credit) being upset, if this law gets passed the day AFTER they closed escrow - yes - there will be some upset people.  Those people probably need to delay a little bit and see what happens with the stimulus package.  As a frist-time homebuyer, I am a little blinded as to the plight of those who are current homeowners - sorry people - I wasn't thinking about you - if i were in your boat - YES i'd be upset", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_12:45:34", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 10:45 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485575": {"up_voted": false, "ip": "", "has_replies": false, "message": "Tyler wrote<br>&gt;For us, I only owe $3500 in taxes each year - so the $15,000 as it stands would only provide me $7,000 - the $7,500 free and clear seems like a much better deal\u2026<br><br>The $15,000 is reported to be  a credit,  not a deduction. That means it reduces your taxes $15,000. A tax credit is a GIFT - money in your pocket. Of course as Jay says we don't know how the bill will turn out.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Ned Carey&#180;s last blog post..<a href=\"http://baltimorerealestateinvestingblog.com/2008/10/lessons-from-warren-buffett-on-real-estate/\" rel=\"nofollow\">Lessons from Warren Buffett on Real Estate</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_13:10:23", "killed": false, "user_key": "d16626fb3ff21626b8ce33223a09b3ab", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 11:10 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485576": {"up_voted": false, "ip": "", "has_replies": false, "message": "I've gotten the best information from reading the blogs here.  I have been in the process of purchasing a place when I found out about the $15 K Proposed tax credit.   I then found out shortly after that it is not a rebate like the $7500. <br>I dont make enough taxable income to have the $15K be of any benifit to me.  If they did chose to make it a refundable credit, it would be a fantastic deal for me.  I would even enjoy the credit if i had to pay it back.  They could possibly extend the payment term to the length of the mortgage or even leave it the same, either way is fine with me.  However, with how the credit is currently written in the proposal, I am not very excited about purchasing a new home.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_13:23:06", "killed": false, "user_key": "5e90b06099d86c19d7c7c19bc401adc9", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 11:23 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485577": {"up_voted": false, "ip": "", "has_replies": false, "message": "Going off of Ned's comment,<br><br>I thought that credit meant that they would give you that ammount off of your final taxes owed (i.e. earned income credit, child tax credit).  So if this proposal is actually a credit and not a deduction it is fantastic.  Like I said before, even if it has to be paid back it would be well worth it.  I think in order to make more people enj0y the tax benifit, it should be supplemented to the $7,500 (for a total of $15,000) for those who purchased in '08.   Have everybody who recieved the credit pay it back over a certain time frame that way everybody is being treated fairly and the government is not just giving out money that it doesn't have.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_13:46:54", "killed": false, "user_key": "5e90b06099d86c19d7c7c19bc401adc9", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 11:46 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485578": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay,<br><br>The $15,000 tax credit for home buyers is still just a proposal, but the good news is that it is stirring plenty of interest from the consumer. Many of them are ready to buy property so long as they get some kind of assistance and this might be it. This could be the needed medicine to kick-start the sluggish real estate and mortgage markets.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_13:50:06", "killed": false, "user_key": "ffe2c92e37989806e44860edddfef06e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 11:50 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485579": {"up_voted": false, "ip": "", "has_replies": false, "message": "i am not a first home buyer and i have a contract on a forecloser. a 15000 tax credit or loan for down payment would be the largest stimulas to home buyers in history. it is the only thing i have seen that will truly get the housing market going. i will close in march and am sweating this bill out.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_14:42:50", "killed": false, "user_key": "06bdee87dbbec4848a4cdd86520dd207", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 12:42 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485580": {"up_voted": false, "ip": "", "has_replies": false, "message": "Everyone's so excited about government handouts.  They're gonna give me this, or they're gonna give me that.  It's getting ridiculous.  They stuck their nose into the housing market before.  \"Free\" money is not a solution to any problem.  <br><br>Given that I pay nearly $15,000 in federal taxes each year, I'd make out okay if the proposal goes into effect; nevertheless, my personal short-term gain is less important to me than the long-term value to the nation.  Not only is it the wrong thing to do, but we also cannot afford it.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_16:03:53", "killed": false, "user_key": "3e5d38d1ff29b11495697083173f984d", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 02:03 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485581": {"up_voted": false, "ip": "", "has_replies": false, "message": "Ned - i understand the difference between credit and deduction.  The difference is that the current $7,500 credit is refundable whereas the $15,000 is non-refundable - meaning that you are limited to your total tax liability.  In my example, I owe $3,500 in tax liability each year.  I pay (out of my paycheck) $4,500 in federal witholdings, so I normally get back $1,000 in a refund each year.  With the current $7,500, I would be able to get a check for $8,500 this year, and payback the $7,500 by paying $500 a year for 15 years starting in 2010.  IF they keep the stipulation to remove the requirement to repay, then I would get the $8,500 free and clear.<br><br>However, with the new $15,000 NON-refundable credit, I would only be allowed to get the $3,500 tax liability wiped out by the $15,000 credit, and I would get a check for all $4,500 I paid to the IRS over the past year.  NEXT year, I would also not be liable for any taxes, and I could either change my witholdings so that my paycheck did not take any money out for the IRS each month, or continue the same path and get another $4,500 check for my 2009 taxes.  Either way, the current $7,500 puts more money in my pocket right now.  <br><br>Kevin - I agree - people need to not look at what the government does for them - it is all about personal responsibility.  I know that by closing escrow tomorrow, I get the $7,500 loan - and I am ok with that - it was enough to get me to buy my first house.  If I already own a house, then I would probably wait and see what the bill is going to do before purchasing right now...it doesn't make sense to rush (unless you will lose out on a really good house).<br><br>AGAIN - keep in mind lots can change before this thing closes - but right now - new homebuyers (First time) shouldn't worry, and people who already own homes should probably wait if they can (Just my opinion, and I admit I am NO expert - just someone who has done a lot of research because i am square in the middle of this.)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_16:27:11", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 02:27 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485582": {"up_voted": false, "ip": "", "has_replies": false, "message": "This tax credit will be very big news for home buyers; esp. if they keep it as a credit for all home buyers, vs. just first time home buyers<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Linda Craft-Raleigh Real Estate&#180;s last blog post..<a href=\"http://blog.lindacraft.com/?p=248\" rel=\"nofollow\">Staging Your House to Sell</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_16:29:00", "killed": false, "user_key": "949b11b74203e771a1887c2052ea0b0b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 02:29 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485583": {"up_voted": false, "ip": "", "has_replies": false, "message": "Tyler,<br><br>Thanks for the clarification. However it sounds like the $7500 has to be paid back and the $15,000 may not (depends on the final bill.) <br><br>It would seem to me that (by your figures) $7000 that doesn't have to be paid back is a much better deal in the longer term than $7500 that has to be paid back. However I understand the desire to get a refund check of $7500 spendable cash now. <br><br>Whatever happens I hope it works out well for you.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Ned Carey&#180;s last blog post..<a href=\"http://baltimorerealestateinvestingblog.com/2008/11/how-do-i-make-money-in-real-estate/\" rel=\"nofollow\">How do I Make Money in Real Estate?</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_18:37:34", "killed": false, "user_key": "d16626fb3ff21626b8ce33223a09b3ab", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 04:37 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485584": {"up_voted": false, "ip": "", "has_replies": false, "message": "Seems like maybe they should give home buyers a choice and make everyone happy. But after it goes through the House it could be changed to something else entirely.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Charles&#180;s last blog post..<a href=\"http://www.lvrealty.net/news/community-spolight-beacon-hill-mountains-edge\" rel=\"nofollow\">Community Spolight: Beacon Hill in Mountain's Edge</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_18:56:45", "killed": false, "user_key": "b59721d67fb36777a79d04bfb9225cb1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 04:56 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485585": {"up_voted": false, "ip": "", "has_replies": false, "message": "Ned - you are correct- as it stands right now (according to the law) -the only thing available is the $7,500 interest free loan.  However, given the current legistlation - with no changes- the $7,500 does NOT have to be paid back (per the waiver of repayment clause) and it is refundable (meaning you get it whether or not you owe taxes) vs. the $15,000 which is non-refundable.  In the end, I am sure it will all get sorted out.  Of course, I would rather have a $15,000 non-refundable tax credit than the current $7,500, although the $7,500 puts more money into my pocket today - and will help with renovations to our home which was foreclosed before we bought it.<br><br>Either way, I'll be ok.  Even the $7,500 interest free loan will help a lot.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_19:02:21", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 05:02 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485586": {"up_voted": false, "ip": "", "has_replies": false, "message": "Great info here. Would like to add that I think both of these 7500/15000 is 10% of home price up to whichever is in effect when you close.  Whatever day Prez signs, if it gets that far, will be enactment date &amp; that will be the last day for the 7500 &amp; the following day would start the 15000. Good Luck to all, may it all work.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Barbara&#180;s last blog post..<a href=\"http://www.phoenixrealestateguy.com/15000-home-buyers-tax-credit-brings-15000-questions/1868\" rel=\"nofollow\">$15,000 Home Buyers Tax Credit Brings 15,000 Questions - and no answers</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_20:21:31", "killed": false, "user_key": "55a0a025af8b8f231136440572b45e84", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 06:21 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485587": {"up_voted": false, "ip": "", "has_replies": false, "message": "PS) About the 7500 for those that have already closed . You do not have to wait until 2010 tax refund for your 2009 tax filing. For an eligible purchase in 2009, you can choose to claim the credit on either your 2008 (or amended 2008 return, keep in mind an amended tax return can not be filed electronically) or 2009 return, your choice. This will also be true for the 15000, &amp; can be split equally  into 2 succesive yrs if &amp; when it passes, check the IRS website for form &amp; instructions once it's law. See IRS form for 7500 # 5405 &amp; instructions here: <a href=\"http://www.irs.gov/pub/irs-pdf/f5405.pdf\" rel=\"nofollow\">http://www.irs.gov/pub/irs-pdf/f5405.pdf</a><br> I was also told there's another way you can get it even sooner via your witholding on your paychecks, you reduce your tax witholding up to the amount of qualifing tax credit giving you the funds by increasing your take home pay. I was not interested in this, therefore I do not have any further info for this way.<br> <br>Hope this helps someone,", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_20:41:39", "killed": false, "user_key": "76f49d8af49e4c9343ccb9ede0e35600", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 06:41 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "13196756": {"up_voted": false, "ip": "", "has_replies": false, "message": "Only 15,000 questions? I have a million.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-07-23_06:02:23", "killed": false, "user_key": "MMOGamer13", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": false, "votable": true, "date": "07/23/2009 03:02 AM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 12485563, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485589": {"up_voted": false, "ip": "", "has_replies": false, "message": "Nicholas, <br><br>I would speculate you will have to do nothing - IF they waive the repayment option...but that's just speculation.  The tax credit is the same - the only thing they would change is having to repay it or not.  We won't know for sure until this thing passes...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_23:15:03", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 09:15 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485590": {"up_voted": false, "ip": "", "has_replies": false, "message": "To close or not to close. That is the question. I'm so bogged down with speculation I don't know what to do. It's hard enough making wise decisions as a first time home buyer, but adding the stress of closing too early or late makes is worse!!!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_23:36:34", "killed": false, "user_key": "ee029773aa07a444e7a812114235a866", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 09:36 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485591": {"up_voted": false, "ip": "", "has_replies": false, "message": "This whole thing is very confusing and complicated like most ideas coming from congress.<br>First of all  why not make it simple?<br>give  $15000 to ANY  home buyer , owner ocupant or investor, and  monetize it  right away as a down payment direct credit towards a purchase NOW! Or at least a refundable tax credit for all just by filing a return. not a credit only if taxes are owed.<br>Otherwise there are much too many restrictions ,<br>and eliminates millions of possible home buyers.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_07:34:07", "killed": false, "user_key": "b44048cdaba12b1592cf44345391265b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 05:34 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485592": {"up_voted": false, "ip": "", "has_replies": false, "message": "So is this 15k credit only for home owners that buy there house later in the year? Or is it retroactive to everyone who bought there house in 2008. I wasn't able to qualify for the 7500 tax credit because I closed on my house in Feb 2008, I'm hoping I can get something for being a first time home owner.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_10:06:44", "killed": false, "user_key": "c6f4567c6a9f5bd5a317070efa62bd88", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:06 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485593": {"up_voted": false, "ip": "", "has_replies": false, "message": "It's my understanding current bill remove the 7500 re-payment requirement for homes purchased from 1/1/09.  Remember if &amp; when this is enacted it may change other aspects of your 08 filing. Check to see if you qualify if you bought a vehicle,  or are going to. Also something about an additional 500/1000.  In other words avoid several amended filings for those that have already filed. The following has always been true. What you did or did not quailfy for in the past does change per tax laws are always  changing.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_10:13:16", "killed": false, "user_key": "76f49d8af49e4c9343ccb9ede0e35600", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:13 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485594": {"up_voted": false, "ip": "", "has_replies": false, "message": "Heidi,<br><br>Sorry but no one has been talking about retroactive tax breaks...everything looks like they are planning on breaks for the future - not the past...things could certainly change...but at this point it's not looking likely", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_10:13:23", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:13 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485595": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is a huge scam. Think about, you with a FHA loan, you only have to put 3% down, so you would have to buy a $500K house to use $15K, but if you qualify for a $500K house then will NOT get the credit, because you make so much that the credit is phased out.  What, you think it helps the poor then? Ok, lets think about that. You are buying a $150K house, well guess most local counties and cities already have a down payment assistance program to help you! So Congress is basically scamming people into buying housing and not giving much of anything to anyone. Total rip off. BTW, what is the median price for a house in the USA? Uh $320K. OMG, make sure you check how much is phased out before falling for this rip off.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_19:47:39", "killed": false, "user_key": "0191b53303d98efc60f0ab1c67df42cd", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 05:47 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485596": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is actually bad news for me. I assumed incorrectly that this 15k tax credit was refundable like the 7.5k that's in effect now.  I need help with my down payment, and I get money back every year from the gov't in taxes. If I'm reading this all correctly, this new 15k will do nothing for me and take away my chance at getting the 7.5k towards a down payment?!! Ahh!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_19:58:05", "killed": false, "user_key": "bb504463826d30d8ad4a79d6b85afd81", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 05:58 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485597": {"up_voted": false, "ip": "", "has_replies": false, "message": "I need some help poking holes in my tax manuever, if you please.  Here goes:  I've owned my home for 5 years, been paying down the mortgage (5.75% 30-yr fixed), all the normal stuff.  So we're ready to refinance, should close next week.  Here's where it gets interesting:  I sell the house to a related entity (e.g., a trust, LLC, my brother...) for $150,000 and then buy it back for $150,000.  Now I'm a homebuyer and eligible for the $15,000 credit.  Since I'm refinancing anyway, the trick is to transfer in between loans.<br><br>So, what am I missing?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_21:15:58", "killed": false, "user_key": "a8204a4093b9ed9821919fb8a24a9113", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 07:15 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485599": {"up_voted": false, "ip": "", "has_replies": false, "message": "hagfish, You would not get the full 15,000 unless your tax liability was at least 15,000.  It seems that it is a lot of trouble to screw with the system if you will not benefit.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_21:47:04", "killed": false, "user_key": "b911164281f7976fcd91af87104d40cd", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 07:47 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485600": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thanks for the response, Tram.  You're right, my wife and I won't get the full $15k unless we create that much liability in 2 years.  Currently, we only generate about $2,500 per year in federal tax liability, so the value is $5,000.  Still, that's a decent bit of scratch for just generating a few quit claim deeds.  Given the tax consequences, I would prefer the House version of a refundable $7,500 credit with no payback but I won't say \"no\" to five large.<br><br>And if I can do it, what's to stop 5 million other homeowners from doing it when rates dip in the low 4s?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_22:10:27", "killed": false, "user_key": "a8204a4093b9ed9821919fb8a24a9113", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:10 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485601": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Robert - With all due respect, you're misunderstanding completely the way the bill is written.<br><br>First, FHA loans require 3.5% down, not 3%. But that's neither here nor there as this credit has <i>nothing</i> to do with down payments.<br><br>The credit is for 10% of the PURCHASE PRICE. So you don't \"need\" to buy a $500K home to qualify for the full amount. There are also no income limitations on the current Senate version of the bill.<br><br>A $150,000 home will \"qualify\" you for the full $15,000 credit. You still may not get all of that credit if your tax liability for the next two years is less than $15K.<br><br>I'm not sure how potentially paying zero Federal income tax for two years, or paying $15,000 less in taxes over one or two years is a \"total rip off\".<br><br>@J- you couldn't use the original $7,500 \"credit\" for a down payment either. It is to be paid as a credit/refund when you file your taxes -- AFTER you purchase the home.<br><br>@hagfish - what you are describing is basically fraud. I suspect the IRS frowns on things like that. Not to mention the fact that if you read the cross-references in the bill as it's currently written, it prevents you from buying a home from a relative. Sure you could grab a friend to help you carry out the fraud, but my guess is they'd want to split the money with you. My bet is that you wouldn't be able to split the prison sentence though.  As annoying as the IRS and politicians are, they're pretty smart. Deeds and property transfers are recorded and public record. It wouldn't take much effort at all to sniff out the \"maneuver\" you describe.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_22:25:57", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:25 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485602": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thanks for putting some finer points on it, Jay, but you haven't convinced me it's fraud yet.  I'm open to the idea that it crosses the line but I haven't seen the evidence.  There are a myriad of tax avoidance measures that involve placing property in a related trust (such as a revocable trust), even if temporarily (1031 tax exchange).  In fact, my bank agreed to create the trust if necessary.   I certainly don't expect the IRS to give a ringing endorsement of the idea, but the tax law is the tax law (and we haven't seen the final law pass yet).   Heck, I don't the idea.  For that matter, I don't like the idea of offering post facto incentives, like those found in the stimulus package.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_22:49:34", "killed": false, "user_key": "a8204a4093b9ed9821919fb8a24a9113", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:49 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485603": {"up_voted": false, "ip": "", "has_replies": false, "message": "BTW, I work in a recorder's office and, frankly, we don't get enough mention.  Thanks for the shout out!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_22:54:04", "killed": false, "user_key": "a8204a4093b9ed9821919fb8a24a9113", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 08:54 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485604": {"up_voted": false, "ip": "", "has_replies": false, "message": "when I was a little girl I saved all my money and purchased a bike for $200. A few weeks later my sister wanted a new bike too, but she didn\u2019t have enough money because she spent all her allowance on candy. My mom wanted to encourage her to exercise because she was fat from eating so much candy, so my mom offered to give her $100 to buy a bike that she didn\u2019t have to pay back if she promised to exercise. So my sister took the $100 and bought the same bike that i did on sale for $75, and rode the bike to the store where she spent the other $25 on candy. When I asked my mom if I could also have $100, she said \u201cyou\u2019re not fat\u201d<br><br>Moral of the story\u2026live large, don\u2019t work too hard, get fat\u2026if you\u2019re in a bind don\u2019t try to fix it yourself, that\u2019s what the government is for.<br><br>Oh, and thanks mom, lesson learned.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_23:24:33", "killed": false, "user_key": "4e0e14a7af2d3c30ec39414e99902e7b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 09:24 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485605": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hagfish,<br><br>I like the way you think. Lets come up with even more ways to mess with the government because lets face it America's America. We live to be enabled by our great leaders. Why work hard and be honest when there are ways to get ahead and reap the benefits of other people who work so hard??? After all that's what the majority of the people who need \"tax advise\" are writing in for. How can I get my hands on the free money??<br><br>PEOPLE wake up.  The people who need the money are the ones who are honest and hardworking...let them suffer while we reap the benefits...free money...free money...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_23:37:13", "killed": false, "user_key": "4e0e14a7af2d3c30ec39414e99902e7b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 09:37 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485606": {"up_voted": false, "ip": "", "has_replies": false, "message": "Mary gets it.  Incidentally, mary, you should sell your sister* your bike for $75, take the $125 capital loss plus any section 159 expense you can claim on the bike while it was in your possession.  Then buy it back from her on contract.  Or, retain a life estate in the bike.  Either way, you're golden.<br><br>* so long as the property is not acquired from a person whose<br>          relationship to the person acquiring it would result in the<br>          disallowance of losses under section 267 or 707(b) (but, in<br>          applying section 267(b) and (c) for purposes of this section,<br>          paragraph (4) of section 267(c) shall be treated as providing<br>          that the family of an individual shall include only his<br>          spouse, ancestors, and lineal descendants)  <br>[sister=good, grandma=bad]", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_23:39:24", "killed": false, "user_key": "a8204a4093b9ed9821919fb8a24a9113", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 09:39 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485607": {"up_voted": false, "ip": "", "has_replies": false, "message": "LOL, now that's tax advise!!!  teehee", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_23:43:38", "killed": false, "user_key": "4e0e14a7af2d3c30ec39414e99902e7b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 09:43 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485608": {"up_voted": false, "ip": "", "has_replies": false, "message": "Mary, Hagfish - You guys are killin me! :)<br><br>And I *love* our recorder! In my corner of the world, when deeds get recorded I get paid!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_23:54:28", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 09:54 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485609": {"up_voted": false, "ip": "", "has_replies": false, "message": "Anytime I can help ease your burden Jay!!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_00:36:08", "killed": false, "user_key": "4e0e14a7af2d3c30ec39414e99902e7b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 10:36 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485610": {"up_voted": false, "ip": "", "has_replies": false, "message": "I am looking at buying my first house in the next couple months for about $200k.  With the way I understand it now the $15,000 can only be credited toward what I owe at the end of the year over and above on federal taxes.  Should I claim 6 dependants to make sure I owe the maximum for the $15,000 to absorb, or will I get a refund of any federal taxes I have paid?  I already pay close to 10k a year in federal taxes alone if not more.  Will that be paid back to me?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_00:51:54", "killed": false, "user_key": "26156f5b8ad1c759e49cac2c44481c5b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 10:51 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485611": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thanks Mary...<br><br>@Don - the credit, assuming it becomes law and doesn't change between now and final passage, is a tax credit applied to your total tax liability -- your tax bill so to speak at the end of the year.<br><br>Claiming excess dependents generally lowers your tax liability. <br><br>The credit can also be split evenly between two years (again, assuming it doesn't change).<br><br>So if you pay 10K in taxes for 2009, I'd think you would split the $15K credit in half -- apply $7,500 as a tax credit in 2009 and the other $7,500 in 2010.<br><br>Applying the entire $15K to a $10K tax bill would be throwing that $5K away -- the tax credit is \"non-refundable\". They aren't going to send you a check for the difference.<br><br>But split it as in the example above and you're only paying $2.5K in taxes in both 2009 and 2010. Sure beats the $20K you'd normally be paying....<br><br>And of course, consult a tax professional FIRST.<br><br>Make sense?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_01:15:26", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 11:15 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485612": {"up_voted": false, "ip": "", "has_replies": false, "message": "great article, also loved reading the comments.  Thanks for providing the facts.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Kathy Torline&#180;s last blog post..<a href=\"http://coloradospringsvintagehomes.com/2009/02/09/10000-hud-homes-an-amazing-deal-for-buyers/\" rel=\"nofollow\">$100.00 HUD homes \u2014 an amazing deal for buyers</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_07:47:58", "killed": false, "user_key": "542c14553b06b2abcae6f97e7d88e4aa", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 05:47 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485613": {"up_voted": false, "ip": "", "has_replies": false, "message": "You guys are awesome, I read all of the above smart posts, never done this before on a blog (I think)...<br><br>here is my situation, \"taking a deep breath\"<br>I am single no dependents and made 165 K in 2008, didnt file taxes yet. I am closing on 2/15/09 on my first home. What should I do? delay closing? or go for it?<br>I am getting that feeling that I am the one getting screwed in this bill....<br><br>Please advice, so I know what to tell my realtor today!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_08:04:39", "killed": false, "user_key": "5be570f148f0b87e8c0d218d8365f9a5", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 06:04 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485614": {"up_voted": false, "ip": "", "has_replies": false, "message": "and another question.... <br>when is the official sale date of a house? Is it when it gets recorded or something else?<br><br>just to add to the drama, my locked rate expires on the 2/15/09 and my realtor and loan officer said we must close by the 15th or else i have to pay $500 to extend my awesome locked rate of 5% for another week till 2/22/09. Does closing escrow include recording the sale???<br><br>This is major suspense.... lol", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_08:28:33", "killed": false, "user_key": "5be570f148f0b87e8c0d218d8365f9a5", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 06:28 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485615": {"up_voted": false, "ip": "", "has_replies": false, "message": "My question is that I own a home in another state, it was a primary residence till i moved last summer  to my current state where i am renting an apartment and am looking at buying a home here, I have chose to keep my first home as a vacation home I dont rent it out or any thing, under the current plan i dont qualify because i have owned a primary residence in the past 3 years, will that be the same with the new plan? Or will i qualify? Please advise.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_09:58:29", "killed": false, "user_key": "59933b24e12986c74efaa74ac835269c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 07:58 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485616": {"up_voted": false, "ip": "", "has_replies": false, "message": "I think this is great and all, but what about for those of us who want to refinance? I think it's great to entice new home buyers, but I feel like those of us who have owned homes and made the payments on time are getting the shaft. The market where I live, like most places, is soft and I would have a hard time selling my condo so that I could purchase a new home(units identical to mine ahve been for sale longer than 6mos). I was able to refinance in July before the credit market hit the skids, and saved ~1% on my interest rate and am now debt free besides the mortgage.  So that was good, but still, I feel like those of us who bought what we could afford and kept up teh payments are getting left out in the cold in this housing mess. <br><br>Ok, rant over :)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_10:47:30", "killed": false, "user_key": "1c7edf03fe9000a89ce06f1346ca4bec", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 08:47 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485617": {"up_voted": false, "ip": "", "has_replies": false, "message": "I closed on a house on February 2, 2009.  I just e-filed my taxes a couple days ago, but did not put in for the $7500 tax \"credit\" that you would pay back.  I was under the impression I would have to wait until next years' taxes because my house was purchased after January 1, 2009.  What are my options with this new tax credit, since i have not claimed the tax \"credit\" that needs to be repaid?  Any answers/advice would help.  Thanks!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_11:59:33", "killed": false, "user_key": "3a35b693a449b6c3bfe9aa83d349fd4e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 09:59 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485618": {"up_voted": false, "ip": "", "has_replies": false, "message": "I closed on a house on February 2, 2009. I just e-filed my taxes a couple days ago, but did not put in for the $7500 tax \u201ccredit\u201d that you would pay back. I was under the impression I would have to wait until next years\u2019 taxes because my house was purchased after January 1, 2009. What are my options with this new tax credit since I have not claimed anything yet? Am i eligible for this 150000 credit or would I be stuck with the $7500 interest free loan you have to pay back?  Any answers/advice would help. Thanks!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_12:05:55", "killed": false, "user_key": "ddb036dd6a252bcb6f4d0cbfcaf4eda4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 10:05 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485619": {"up_voted": false, "ip": "", "has_replies": false, "message": "Okay, I've been watching the developments with this whole home buyer tax credit and I'm a little confused as to what I need to do.  I closed escrow on my house last Jan. 28th.  I still have yet to file my taxes, I have an appt. for this coming Sunday, February 15th.   I qualify to get the $7500 tax credit that I have to pay back.  Should I wait to file my taxes and see what bill passes or should I do it now?  I have read somewhere that if the new bill that the Senate proposes passes then it would override the bill from last year if you buy your home from April to July 1, 2009.  I understand that the new bill would take effect the day the President signs it, but what happens to those people who bought their house from Jan. 1st to the day the bill get s enacted?  Do you see my dilemna here?  I don't know if I should file right now or wait.  I don't want to lose out on the tax credit and get screwed.  I don't really care if I have to pay it back.  I never thought that owning home was possible due to my credit, but Wells Fargo approved me because I had re-established my credit.  I pay my bills on time and to me, the $7500 tax credit is an opportunity for me to pay some bills and put me on the right track as far as my finances is concerned.  I think that it's a great incentive.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_14:27:57", "killed": false, "user_key": "395f6a6738a9afee9a0d3326f17f4af2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 12:27 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485620": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hello Speculators!  I am one of those frazzled folks who just closed on my first home Feb. 2nd.  There are no definite answers to the questions about how much will be given and what dates will be used to determine the amount UNTIL THE BILL HAS BEEN SIGNED BY THE PRESIDENT.  It has to go through negotiations between the House and Senate, which will likely take 3-7 days.  Only then, will we know the answers to who gets what and when.  Believe me, I am very curious to know.  <br><br>I have already filed my taxes, and claimed the $7500 credit (no interest loan).  So, Marie, you can either wait to file your taxes until the bill has passed, or go ahead and get the $7500 now.  I would wait though, unless you need the money right away.  Whatever eventually passes will be available to anyone that meets the requirements.<br><br>Phoenix Real Estate Guy, I used the FHA loan for my purchase and only put 3% down, not 3.5%.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_15:04:00", "killed": false, "user_key": "591fc049f8a8035e81eef86c4a99cfd0", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 01:04 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485621": {"up_voted": false, "ip": "", "has_replies": false, "message": "Also, this is a tax credit, not a claim against your tax liability.  So it this passes as it stands, if you buy a $150,000 house, you'll get $15000 back from the govt. at some point in time on your taxes.  Most sources say it will be paid over two years.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_15:09:36", "killed": false, "user_key": "591fc049f8a8035e81eef86c4a99cfd0", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 01:09 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485622": {"up_voted": false, "ip": "", "has_replies": false, "message": "If I wait to claim my $7500 tax credit until next year's taxes (2009)...will the bill passed in the Senate today cancel out the current $7500 tax credit (no interest loan) that was currently in law?  I just don't want to wait until this bill is passed, find out that it replaces the old bill, and get nothing out of the deal.  Even the no interest loan would be nice right now.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_16:27:17", "killed": false, "user_key": "ddb036dd6a252bcb6f4d0cbfcaf4eda4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 02:27 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485623": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jason wrote: \"Phoenix Real Estate Guy, I used the FHA loan for my purchase and only put 3% down, not 3.5%.\"<br><br>Jason - HR3221 (Housing and Economic Recovery Act of 2008) changed the FHA down payment requirements from 3 to 3.5% effective Jan 1, 2009. Maybe your loan was processed prior to that, or there was a different date for in-process loans. But new FHA loans require 3.5% (and congrats on your new home purchase!):<br><br>\"SEC. 2113. CASH INVESTMENT REQUIREMENT AND PROHIBITION OF SELLER-FUNDED DOWN PAYMENT ASSISTANCE.<br><br>Paragraph (9) of section 203(b) of the National Housing Act (12 U.S.C. 1709(b)(9)) is amended to read as follows:<br><br>\u2018(9) CASH INVESTMENT REQUIREMENT-<br><br>\u2018(A) IN GENERAL- A mortgage insured under this section shall be executed by a mortgagor who shall have paid, in cash or its equivalent, on account of the property an amount equal to not less than 3.5 percent of the appraised value of the property or such larger amount as the Secretary may determine.\"", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:13:59", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:13 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485624": {"up_voted": false, "ip": "", "has_replies": false, "message": "\"Also, this is a tax credit, not a claim against your tax liability. So it this passes as it stands, if you buy a $150,000 house, you\u2019ll get $15000 back from the govt. at some point in time on your taxes. Most sources say it will be paid over two years.\"<br><br>As it's currently written (which could change in conference committee) the $15K tax credit is \"non-refundable\". This means you can only get UP TO your tax liability. It can be evenly split over two years.<br><br>So, if you pay say $4,000 in taxes in 2009, you can apply $4,000 of the credit (effectively reducing your 2009 tax liability to zero). You could then apply another $4,000 credit to your 2010 tax liability. In this case you would have used $8,000 of the $15,000 credit. You will NOT get refunded the remainder.<br><br>Unless you have a total of $15,000 in taxes owed (over 2 years) you will leave a portion of this credit \"on the table\".<br><br>Of course, it's all subject to change until it's actually signed into law.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:19:56", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:19 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485625": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Nancy - first, are you sure you're closing on 2/15? That's a Sunday and it would be extremely unlikely to close on a Sunday.<br><br>\"Closing\" is commonly thought to be when documents are signed. But it's actually when the deed transferring ownership is recorded. (at least in Arizona, and my understanding almost everywhere else. Almost).<br><br>I would strongly suggest you consult a tax professional. Your income is too high to qualify for the existing $7500 credit for first time home buyers. There is no income limit in the PROPOSED $15,000 credit (but it isn't law yet, that could change). <br><br>There also isn't any current provision to make the $15K credit \"retroactive\". As written, it becomes effective the day of enactment. It <i>could</i> be enacted by 2/15. Obama has said he'd like it by 2/16, but it's going to a joint conference committee to work out differences between the House and Senate versions -- so there is no way to know what it will ultimately say or when it will actually be signed into law.<br><br>You're right on the edge, which is why I'd be talking to a tax professional.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:29:41", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:29 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485626": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Bruce - <b>as the Senate version is currently written</b> there is no \"first time home buyer\" provision. It must be your primary residence, which it sounds like your new home would be. <br><br>But I have to keep saying this: there is no law yet, it could change, and I am not a tax professional.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:32:27", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:32 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485627": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Michael - My understanding is that you have an option of claiming the $7500 \"credit\" (which is really a zero interest loan) in either 2008 or 2009. <b>As it is currently written</b> the $15,000 credit becomes effective the day it's signed into law, so your Feb 2 would not be eligible.<br><br>But who knows, that could change in the final version of the bill.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:35:29", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:35 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485628": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Marie - again, I am not a tax professional and the $15,000 credit isn't even a law yet. It sounds like you're meeting on Feb 15 with a tax preparer? I'd ask them your very reasonable questions.<br><br>As it is currently written (which could change) the new law won't affect the existing $7500 credit -- and that's the law the would impact people buying between Jan 1, 2009 and the day the new law is signed by the President.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:39:17", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:39 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485629": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is my understanding from my CPA. Whatever law is in effect when you close on your home is what you get. If you have already closed or close on or before the day Obama signs this new bill then you will fall under 7500 law. All closings done on the day after he signs  or later will fall under the 15000 law. When you file your taxes has nothing to do with this. The only thing the ones that fall under the 7500 rule need to find out is if this new law waives the repayment. If you qualify, this is FYI to you, you won't have to do anything. The ones that fall under the 7500 may or may not have to repay it, so check to see if that is indeed been waived &amp; if so what home closing dates are eligible, was talk it would go back to 1/1/09.  Again tax filings dates will not change that.  Taxpayers can elect to treat 2009 closings on 2008 tax filing, or 2008 amended, or your 09 filing, your choice. And this will also be true if the bill  isn't changed in it's current state, and the 2nd successive year on the 15000 the year after your choice. As far as any waiting or delaying should be in regards to closings, do you want the 15000, then don't go to closing, until it's law.  Make sure you understand what you will or will not qualify for. I just delayed my 2/17 closing to 2/23. I want the new law. Could it have happened for me on the 2/17 closing, only if he signs it on or before2/16.  Only time will tell, Good Luck all.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:42:54", "killed": false, "user_key": "76f49d8af49e4c9343ccb9ede0e35600", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:42 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485630": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Michael - <b>as it's currently written</b> the new $15K credit only replaces the $7500 \"credit\" as of the day the new bill becomes law. It's not (currently) written to replace anything that existed prior to it being signed into law.<br><br>But, as I've been harping over and over in these comments, the $15K credit isn't a law yet and it's likely some provisions will change before it becomes law.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:43:39", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:43 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12485631": {"up_voted": false, "ip": "", "has_replies": false, "message": "The day it's signd will be last day for 7500, next day starts 15000", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_17:48:02", "killed": false, "user_key": "76f49d8af49e4c9343ccb9ede0e35600", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 03:48 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}}, "integration": {"receiver_url": "", "theme": 4, "reply_position": false, "disqus_logo": false}, "timer": {"timer_url": "http://localhost:8005", "thread_id": "25005607", "user_id": "anonymous", "forum_id": "152356", "hash": -5726864051048504798}, "thread": {"days_alive": 0, "slug": "15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers", "paginate": false, "num_pages": 1, "num_posts": 102, "per_page": 0, "total_posts": 0, "realtime_paused": true, "id": 25005607, "queued": false}, "reactions_limit": 10, "context": {"show_reply": true, "use_fb_connect": true, "forum_facebook_key": "b7c57e0bf778127562deb90a323ed0ec", "use_yahoo": true, "subscribed": false, "use_twitter_signin": true, "use_openid": true, "realtime_speed": 5000}, "reactions_start": 0, "settings": {"debug": false, "disqus_url": "http://disqus.com", "media_url": "http://media.disqus.com"}, "media_url": "http://media.disqus.com"};
	/* */ this.jsonData.cookie_messages = {"user_created": null, "post_has_profile": null, "post_twitter": null, "post_not_approved": null}; this.jsonData.session = {"url": null, "name": null, "email": null}; /* */

	
	this.curPageId = 'dsq-comments';

	this.frames = {};
};

var disqus_popup_reference = null;

if(typeof DsqLocal == 'undefined') {
	DsqLocal = {};
}



/**
 * Dsq.Strings: UI strings
 */
Dsq.Strings = new function() {
	this.ADD_NEW_COMMENT = "Add New Comment";
	this.LOG_INTO_DISQUS = "Log into DISQUS";
	this.USE_MEDIA = "Use Media";
	this.LOGOUT = "Logout";
	this.SHARING_OPTIONS = "Sharing options";
	this.SHARE_ON = "Share on";
	this.TWEET_THIS_COMMENT = "Tweet this comment";
	this.SHARE_ON_NEWSFEED = "Share on news feed";
	this.SEND_UPDATE_TO_YAHOO = "Send update to Yahoo!";
	this.REBLOG_ON = "Reblog on";
	this.CONFIGURE_OPTIONS = "Configure options";
	this.POST_AS = "Post as";
	this.SORT_BY = "Sort by";
	this.SUBSCRIBE_BY_EMAIL = "Subscribe by email";
	this.SUBSCRIBE_BY_RSS = "Subscribe by RSS";
	this.POPULAR_NOW = "Popular now";
	this.BEST_RATING = "Best Rating";
	this.NEWEST_FIRST = "Newest first";
	this.OLDEST_FIRST = "Oldest first";
	this.HIGHLIGHTED = "Highlighted";
	this.UNSUBSCRIBE = "Unsubscribe";
	this.REQUIRED = "Required";
	this.OPTIONAL = "Optional";
	this.YOU_ARE_COMMENTING_AS_A = "You are commenting as a";
	this.LOGIN_BELOW = "Login below";
	this.PLEASE_LOGIN_BELOW_TO_COMMENT = "Please login below to comment.";
	this.SUBSCRIBE_TO_ALL_COMMENTS_BY_EMAIL = "Subscribe to all comments by email";
	this.DO_NOT_SUBSCRIBE_TO_COMMENTS = "Do not subscribe to comments";
	this.REALTIME_UPDATING_IS = "Real-time updating is";
	this.ENABLED = "enabled";
	this.PAUSED = "paused";
	this.PAUSE = "Pause";
	this.RESUME = "Resume";
	this.SHOW = "Show";
	this.JUST_NOW = "Just now";
	this.REPLY = "Reply";
	this.EDIT = "Edit";
	this.FLAG = "Flag";
	this.MODERATE = "Moderate";
	this.CANCEL = "Cancel";
	this.REPLYING_TO = "Replying to";
	this.REPORT_MISSING_REACTIONS = "Report missing reactions";
	this.POST_A_COMMENT = "Post a comment";
	this.FLAG_INAPPROPRIATE_COMMENT = "Flag inappropriate comment";
	this.FLAGGED = "Flagged";
	this.NO = "No";
	this.YES = "Yes";
	this.NEVER_MIND = "Never mind";
	this.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR = "Are you sure you would like to report this comment to a moderator";
	this.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION = "This will flag comments for moderators to take action";
	this.TO_RATE_PLEASE_LOG_IN = "To rate, please log in";
	this.JUST_A_MOMENT = "Just a moment...";
	this.GUEST = "Guest";
	this.NAME = "Name";
	this.EMAIL = "Email";
  this.WEBSITE = "Website";
  this.SETTINGS = "Settings";
  this.MODERATOR_OPTIONS = "Moderator options: ";
};
// Dsq.Strings

/**
 * Dsq.FmtStrings: functions that return interpolated UI strings
 */
Dsq.FmtStrings = new function() {
	// Seems we have to use named interpolation for Django to translate. Investigate more.
	this.LOGGED_IN_AS = function(username) {
		return Dsq.Utils.interpolate('Logged in as %(username)s', {username:username});
	};

	this.LOGOUT_FROM = function(disqus) {
		return Dsq.Utils.interpolate('Logout from %(disqus)s', {disqus:disqus});
	};

	this.SHOWING_COMMENTS_FULL = function(total, num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comment", {num:num, total:total});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comments", {num:num, total:total});
		}
	};

	this.SHOWING_COMMENTS_WITHOUT_PAGINATION = function(num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comment", {num:num});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comments", {num:num});
		}
	};

	this.NUMBER_OF_COMMENTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s comment'
				: '%(num)s comments'
			), {num:num});
	};

	this.NUMBER_OF_LIKES = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s like'
				: '%(num)s likes'
			), {num:num});
	};

	this.NUMBER_OF_POINTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s point'
				: '%(num)s points'
			), {num:num});
	};
};
// Dsq.FmtStrings





Dsq.CSRF_TOKEN = '4f0bfca82e06c976a1efdd7c783a5fd0';
Dsq.COMMENTS_RE = /(<li.*?id="?dsq-comment-(\d+)"?.*?>)((?:.|\s)*?)(<\/li>)/gim;
Dsq.POST_RE = /(<div.*?id="?dsq-comment-header-(\d+)"?.*?>)((?:.|\s)*?)(<\/div>)\s*(<div.*?class="?dsq-comment-body"?.*?>)((?:.|\s)*)(<\/div>)/gim;
Dsq.POST_BODY_RE = /\s*(<div.*?id="?dsq-comment-message-(\d+)"?.*?>)((?:.|\s)*)(<\/div>)/gim;
// HACK: Safari ends with "-->" while other browsers end with "--&gt;" as expected.
Dsq.MEDIA_POST_RE = /&lt;!--\[(.*?)\]--(?:>|&gt;)/gim;



var FragmentPacket = function(reader, writer, writer_url, is_child, receiveCallback) {
	var that = this;
	this.reader = reader;
	this.writer = writer;
	this.writer_url = writer_url;

	this.is_child = is_child || false;
	this.receiveCallback = receiveCallback;

	this._lastHash = null;

	this._accumMsg = '';

	this._lastSeqno = 0;

	this.MAX_DATA_LEN	= 1024;

	this.WAIT_TIME		= 10;

	this.READY		= 0x1;
	this.WRITING	= 0x2;
	this.FIN		= 0x4;
	this.ACK		= 0x8;

};

FragmentPacket.prototype.createListener = function() {
	var that = this;
	var listener = function() {
		that.recv();
	};
	return window.setInterval(listener, 10);
};

FragmentPacket.prototype.log = function(msg) {



};

FragmentPacket.prototype.recv = function() {
	var hash;
	if (/MSIE/.test(navigator.userAgent)) {

		hash = this.reader.name;
	} else {

		var hashIndex = this.reader.location.href.indexOf('#');
		if (hashIndex == -1) {
			return;
		}
		hash = this.reader.location.href.substring(hashIndex+1);
	}
	var flags = parseInt(hash.substring(0, 4), 10);
	var seqno = parseInt(hash.substring(4, 24), 10);
	var data  = hash.substring(24);

	if (this._lastHash !== hash) {
		this._lastHash = hash;
		this.log('recv: ' + hash);

		this.log(' flags: ' + flags);
		this.log(' seqno: ' + seqno + ' len: ' + hash.substring(4, 24).length + ' (' + hash.substring(4, 24) + ')');
		this.log(' data: ' + data + ' len: ' + data.length);

		this._lastSeqno = seqno;

		if (flags & this.WRITING) {
			this._accumMsg += data;
			this.sendFlag(this.ACK, seqno);
			if (flags & this.FIN) {
				this.log('recv finished: ' + decodeURIComponent(this._accumMsg));
				this.receiveCallback(decodeURIComponent(this._accumMsg));

				this._accumMsg = '';

				this.sendFlag(this.READY | this.ACK, this._lastSeqno);
			}
		}
	}

	return {
		flags: flags,
		seqno: seqno,
		data: data
	};
};

FragmentPacket.prototype.sendRawPacket = function(packet) {
	if (/MSIE/.test(navigator.userAgent)) {
		this.writer.name = packet;
	} else {

		this.writer.location.href = this.writer_url + '#' + packet;
	}

};

FragmentPacket.prototype.sendFlag = function(flag, seqno) {
	this.sendRawPacket(this._zerofill(flag, 4) + this._zerofill(seqno, 20));
};

FragmentPacket.prototype.send = function(msg) {
	this._send(0, encodeURIComponent(msg));
};

FragmentPacket.prototype._send = function(packetNum, msg) {
	var that = this;
	var recvBuf = this.recv();

	if (packetNum === 0) {

		if (!(recvBuf.flags & this.READY)) {
			this.log('client is not ready, waiting...');
			window.setTimeout(function() { that._send(packetNum, msg); }, this.WAIT_TIME);
			return;
		}
	} else {

		if (!( (recvBuf.flags & this.ACK) && (recvBuf.seqno === this._lastSeqno) )) {
			this.log('waiting for ack from client...');
			window.setTimeout(function() { that._send(packetNum, msg); }, this.WAIT_TIME);
			return;
		} else {
			this.log('received ack: ' + this._lastSeqno + ' ' + recvBuf.seqno);
		}
	}

	var flags = this.WRITING;
	var num_packets = Math.ceil(msg.length / this.MAX_DATA_LEN);
	this.log('num_packets: ' + num_packets);

	if (num_packets === packetNum) {

		this.log('message successfully sent!');
		this.sendFlag(this.READY | this.ACK, this._lastSeqno);
		return true;
	}

	this._lastSeqno++;

	if (packetNum == num_packets-1) {
		flags |= this.FIN;
	}

	var data = msg.substring(packetNum * this.MAX_DATA_LEN, (packetNum+1) * this.MAX_DATA_LEN);
	var packet = this._zerofill(flags, 4) + this._zerofill(this._lastSeqno, 20) + data;

	this.log('sending raw packet: ' + packet);
	this.sendRawPacket(packet);

	return this._send(packetNum + 1, msg);
};

FragmentPacket.prototype._zerofill = function(num, width) {
	var retval = num.toString();
	var retval_len = retval.length;
	for (var i = 0; i < width - retval_len; i++) {
		retval = '0' + retval;
	}
	return retval;
};

var PostMessagePacket = function(receiver, receiveCallback, id, receiverId) {
	var that = this;
	this.receiver = receiver;
	this.receiveCallback = receiveCallback;
	this.id = id;


	this.receiverId = receiverId;
};

PostMessagePacket.prototype.createListener = function() {
	var that = this;

	var listener = function(e) {

		if (!that.id) {
			that.id = e.data;
			return;
		}


		var id = e.data.split(';')[0];
		if (id !== that.id) {
			return;
		}
		var data = e.data.substring(e.data.indexOf(';') + 1);

		that.receiveCallback(data);
	};

	if (typeof window.attachEvent == 'function') {
		window.attachEvent('onmessage', listener);
	} else if (typeof window.addEventListener == 'function') {
		window.addEventListener('message', listener, false);
	} else {
		throw new Error('No method found to create event listener for PostMessagePacket.');
	}
};

PostMessagePacket.prototype.send = function(msg) {



	var needs_reget = false;
	try {
		if (typeof this.receiver.id == 'undefined' || typeof this.receiver.postMessage == 'undefined') {
			needs_reget = true;
		}
	} catch(e) {


	}
	if (needs_reget && typeof this.receiverId != 'undefined') {
		this.receiver = document.getElementById(this.receiverId).contentWindow;
	}

	var packet;
	if (!msg) {

		packet = this.id;
	} else {
		packet = this.id + ';' + msg;
	}
	this.receiver.postMessage(packet, '*');
};

PostMessagePacket._last_unique_id = null;
PostMessagePacket._get_unique_id = function() {
	var id = (new Date()).getTime();
	if (id == PostMessagePacket._last_unique_id) {
		id++;
	}
	PostMessagePacket._last_unique_id = id;
	return id.toString();
};

var JsonRpc = function() {

	this.ids = {};

	this.objectToJSON = function(obj) {
		var json = '';
		var results = [];

		if (obj === undefined || obj === null) {
			return 'null';
		}

		switch (obj.constructor) {
			case Object:
				for (var property in obj) {
					if (obj.hasOwnProperty(property)) {
						results.push(this.objectToJSON(property) + ': ' + this.objectToJSON(obj[property]));
					}
				}
				json = '{' + results.join(', ') + '}';
				break;
			case Array:
				for (var i = 0; i < obj.length; i++) {
					results.push(this.objectToJSON(obj[i]));
				}
				json = '[' + results.join(', ') + ']';
				break;
			case Number:
			case Boolean:
				json = obj.toString();
				break;
			case String:

				var specialChars = {'\b': '\\b', '\t': '\\t', '\n': '\\n', '\f': '\\f', '\r': '\\r', '\\': '\\\\'};

				json = obj.replace(/[\x00-\x1f\\]/g, function(match) {
					var ch = specialChars[match];
					return ch ? ch : '\\u00' + match.charCodeAt().toPaddedString(2, 16);
				});

				json = '"' + json.replace(/"/g, '\\"') + '"';
				break;
			default:

				json = 'null';
				break;
		}

		return json;
	};

	this.createHandler = function(send_func, registered_funcs) {
		var that = this;
		var handler = function(message) {

			try {
				var rpc = eval('(' + message + ')');
			} catch(e) {
				alert('bad JSON: ' + message);
				return;
			}
			if (rpc.method) {

				if (!registered_funcs[rpc.method]) {
					return;
				}

				var retval = registered_funcs[rpc.method].apply(null, rpc.params);
				if (rpc.id) {
					var response = {
						result: retval,
						error: null,	// TODO
						id: rpc.id
					};
					send_func(that.objectToJSON(response));
				}
			} else if(rpc.result) {

				if (!that.ids[rpc.id]) {
					return;
				}

				that.ids[rpc.id](rpc.result);
				delete that.ids[rpc.id];
			}
		};
		return handler;
	};

	this.execute = function(send_func, method, params, response_callback) {
		response_callback = response_callback || null;
		var id = (response_callback) ? (new Date()).getTime() : null;

		var request = {
			method: method,
			params: params,
			id: id
		};

		send_func(this.objectToJSON(request));

		if (id) {
			this.ids[id] = response_callback;
		}
	};
};
JsonRpc = new JsonRpc();

var ParentMessenger = function(childUrl, receiverUrl, container, receiveCallback) {


	if (navigator.userAgent.indexOf('Safari') >= 0 && parseInt(navigator.userAgent.substring(navigator.userAgent.indexOf('Version/') + 8), 10) == 3) {
		throw new Error("unsupported.");
	} else if (window.opera) {
		throw new Error("unsupported.");
	}



	if (!receiverUrl &&
		navigator.userAgent.indexOf('Gecko') >= 0 &&
		parseFloat(navigator.userAgent.slice(navigator.userAgent.indexOf('rv:') + 3, navigator.userAgent.indexOf('rv:') + 6)) < 1.9) {
		throw new Error("unsupported.");
	}


	if (/msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent)) {


		if (document.domain == window.location.hostname) {
			receiverUrl = '';
		}
	}

	var that = this;
	this.childUrl = childUrl;
	this.receiverUrl = receiverUrl;
	this.container = container || document.body;

	this.packetHandler = null;


	this._ready = false;
	this._error = false;


	var _createReceiverForFragmentPacket = function() {

		that.receiver = document.createElement('iframe');
		that.receiver.src = receiverUrl;
		that.receiver.id = 'receiver_' + (new Date()).getTime();
		that.receiver.name = that.receiver.id;

		that.receiver.frameBorder = '0';
		that.receiver.frameSpacing = '0';
		that.receiver.style.borderStyle = 'none';

		var receiver_onload = function() {
			var receiver = document.getElementById(that.receiver.id).contentWindow;

			try {
				receiver.document.body.innerHTML = '';
			} catch(e) {

				that._error = true;
			}
			receiver.document.body.style.padding = '0px';
			receiver.document.body.style.margin = '0px';

			var child = receiver.document.createElement('iframe');
			child.id = 'child';
			child.name = 'child';
			child.src = that.childUrl;

			child.frameBorder = '0';
			child.frameSpacing = '0';
			child.style.borderStyle = 'none';
			child.style.width = '100%';
			child.style.height = '100%';
			receiver.document.body.appendChild(child);

			that.child = receiver.document.getElementById('child').contentWindow;
			that.receiver = receiver;

			that.packetHandler = new FragmentPacket(that.receiver, that.child, that.childUrl, false, receiveCallback);

			that._listener = that.packetHandler.createListener();

			that.packetHandler.sendFlag(that.packetHandler.READY, 0);

			that._ready = true;
		};

		that.receiver.onreadystatechange = function() {
			if (this.readyState == 'complete') {
				receiver_onload();
			}
		};

		that.receiver.onload = receiver_onload;







		if (Dsq.Utils.ie) {
			if (that.container.clientWidth === 0) {

				var _waitForWidth = function() {
					if (that.container.clientWidth > 0) {
						Dsq.Utils.fixIframesIE(that.container.id);
					} else {
						window.setTimeout(_waitForWidth, 100);
					}
				};
				_waitForWidth();

				that._once = false;
				that.receiver.onresize = function() {
					if (!that._once) {
						Dsq.Utils.fixIframesIE(that.container.id);
					}
					that._once = true;
				};
			}
		}

		that.container.appendChild(that.receiver);
	};


	var _createReceiverForPostMessage = function() {

		var receiver_onload = function() {

			that.packetHandler.send();
			that._ready = true;
		};

		var id = PostMessagePacket._get_unique_id();
		var receiverId = 'child_' + id;


		ParentMessenger['_receiver_onload_' + receiverId] = receiver_onload;

		that.container.innerHTML += '<iframe ' +
			'src="' + childUrl + '" ' +
			'id="' + receiverId + '" ' +
			'name="' + receiverId + '" ' +
			'onload="ParentMessenger._receiver_onload_' + receiverId +'();" ' +
			'></iframe>';

		that.receiver = document.getElementById(receiverId).contentWindow;
		that.packetHandler = new PostMessagePacket(that.receiver, receiveCallback, id, receiverId);
		that._listener = that.packetHandler.createListener();
	};

	if (typeof window.postMessage == 'function') {
		_createReceiverForPostMessage();
	} else {
		_createReceiverForFragmentPacket();
	}

};

ParentMessenger.prototype.sendMessage = function(message) {
	var that = this;
	if (!this._ready) {

		window.setTimeout(function() { that.sendMessage(message); }, 10);
		return;
	}
	this.packetHandler.send(message);
	return true;
};

Dsq.NewFrames = function(url) {
	this.url = url;
};

Dsq.NewFrames.prototype.init = function(onFailure) {
	var that = this;

	try {
		this.messenger = new ParentMessenger(this.url, Dsq.jsonData.integration.receiver_url, this.container, this.receive_callback);
	} catch(e) {
		if (typeof onFailure == 'function') {
			onFailure();
		}
	}

	if (typeof onFailure == 'function') {
		var iId = window.setInterval(function() {
			if (typeof that.messenger == 'undefined') {
				window.clearInterval(iId);
				return;
			}
			if (that.messenger._ready) {
				window.clearInterval(iId);
			} else if (that.messenger._error) {
				window.clearInterval(iId);
				onFailure();
			}
		}, 10);
	}
};

Dsq.NewFrames.prototype._execute = function(method, args, callback) {
	var that = this;
	if (typeof that.messenger == 'undefined') {
		return false;
	}
	JsonRpc.execute(
		function(msg) { that.messenger.sendMessage(msg); },
		method,
		args || [],
		callback);
	return true;
};

Dsq.ReplyFrame = function(container, parent_post_id) {
	var that = this;
	this.container = container;
	this.parent_post_id = parent_post_id;

	var sendFunc = function(msg) {

		Dsq.Debug.log('Dsq.ReplyFrame.sendFunc');
		that.messenger.sendMessage(msg);
	};


	var postComment_onSuccess = function(response) {
		Dsq.jsonData.posts[response.message.id] = response.message.post_meta;
		if (!Dsq.jsonData.users[response.message.post_meta.user_key]) {
			Dsq.jsonData.users[response.message.post_meta.user_key] = response.message.user_meta;
		}


		var reply_position = (typeof(disqus_insert_wrt_sort) == 'undefined' 
			? (Dsq.jsonData.forum.reply_position ? -1 : null) 
			: (Dsq.jsonData.request.sort == 2 ? null : -1));
		
		if (response.message.post_meta.approved) {
			Dsq.Post.insert(response.message.post_meta.parent_post_id || reply_position, response.message.id, response.message.post_meta.message);
		}

		Dsq.Templates.postComment_onSuccess(response, parent_post_id, response.message.id);
	};

	var postComment_onFailure = function(response) {
		Dsq.Popup.popModal(response.message, 'Error');
		Dsq.Templates.postComment_onFailure(response, parent_post_id, response.message.id);
	};

	var editComment_onSuccess = function(response) {
		var post_id = parent_post_id;
		var message = Dsq.$('dsq-comment-message-' + post_id);
		
		message.innerHTML = response.message;
		Dsq.Templates.toggleEdit(post_id);
		Dsq.Templates.setLoadingButton(false);
	};
	
	var editComment_onFailure = function(response) {
		var post_id = parent_post_id;
		
		Dsq.Popup.popModal('Sorry, there was an error editing this comment.', 'Edit Error');
		Dsq.Templates.toggleEdit(post_id);
		Dsq.Templates.setLoadingButton(false);
	};

	var getUserByEmail_onSuccess = function(response) {
		var msg = response.message;
		var fields = Dsq.Templates.getFormFields(parent_post_id);

		if (msg.username) {

			Dsq.Templates.lightboxAuthenticate(parent_post_id, 'login', {
				'username': msg.username,
				'display_name': msg.display_name,
				'avatar_url': msg.avatar_url,
				'verified': msg.verified,
				'email': fields.email.value
			});
		} else {

			Dsq.Templates.lightboxAuthenticate(parent_post_id, 'register');
		}
	};

	var validateAuth_onSuccess = function(response, auth_choice) {
		Dsq.Templates.postComment(parent_post_id, null, true, auth_choice);
	};

	var validateAuth_onFailure = function(response, auth_choice) {
		var pid = parent_post_id ? '-' + parent_post_id : '';
		var msg = response.message;

		if (auth_choice == 'register') {
			var fields = ['email', 'username', 'password'];

			for (var i = 0; i < fields.length; i++) {
				var field = fields[i];
				var errorDiv = Dsq.$('dsq-' + field + '-errors' + pid);

				if (msg[field]) {
					errorDiv.innerHTML = msg[field];
				} else {
					errorDiv.innerHTML = '';
				}
			}
		} else if (auth_choice == 'login') {
			Dsq.$('dsq-lightbox-errors' + pid).innerHTML = '<p>We couldn\'t log you in. Please verify your login.</p>';
		}
		
		Dsq.Templates.setLoadingButton(false);
	};

	this.receive_callback = JsonRpc.createHandler(sendFunc, {
		'postComment.onSuccess': postComment_onSuccess,
		'postComment.onFailure': postComment_onFailure,
		'editComment.onSuccess': editComment_onSuccess,
		'editComment.onFailure': editComment_onFailure,		
		'getUserByEmail.onSuccess': getUserByEmail_onSuccess,
		'validateAuth.onSuccess': validateAuth_onSuccess,
		'validateAuth.onFailure': validateAuth_onFailure,
		'reload': function() { window.location.reload(); }
	});

	this.url = Dsq.Urls.REPLY +
		'?' + (new Date()).getTime() +
		'&f=tpreg' +
		'&t=15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers' +
		'&ff=' + Dsq.Thread.ff +
		'&default_text=' + disqus_default_text +
		'&ifrs=' + encodeURIComponent(disqus_iframe_css);
	if (this.parent_post_id) {
		this.url += '&parent_post=' + this.parent_post_id;
	}
};

Dsq.ReplyFrame.prototype = new Dsq.NewFrames(Dsq.ReplyFrame.url);

Dsq.ReplyFrame.prototype.post = function(author_name, author_email, author_url, authenticate, sharing_services, subscribe) {
	this._execute('postComment', [author_name, author_email, author_url, authenticate, sharing_services, subscribe]);
};

Dsq.ReplyFrame.prototype.edit = function(post_id, message) {
	this._execute('editComment', [post_id, message]);
};

Dsq.ReplyFrame.prototype.setState = function(parent_post_id, depth) {
	this._execute('setState', [parent_post_id, depth]);
};

Dsq.ReplyFrame.prototype.getUserByEmail = function(email) {
	this._execute('getUserByEmail', [email]);
};

Dsq.ReplyFrame.prototype.validateAuth = function(auth_choice, email, username, password) {
	this._execute('validateAuth', [auth_choice, email, username, password]);
};

Dsq.ReplyFrame.prototype.authenticateFacebook = function(session, forum_url) {
	this._execute('authenticateFacebook', [session, forum_url]);
};

	Dsq.Facebook = function() {
	var that = this;

	var handleSessionData = function(session) {

		var forum_url = Dsq.jsonData.forum.url;




		if (typeof disqus_facebook_forum != 'undefined') {
			forum_url = disqus_facebook_forum;
		}
		Dsq.frames.reply_0.authenticateFacebook(session, forum_url);
	};

	var onLogin = function() {
		FB.Connect.getSignedPublicSessionData(handleSessionData);
	};

	this.login = function() {
		FB.Connect.requireSession(onLogin, true);
	};
};
Dsq.Facebook = new Dsq.Facebook();


	






Dsq.Themes = {};

Dsq.Themes.narcissus = new function() {
	this.addPostContainer = 'dsq-form-area';
	this.textareaContainer = 'dsq-textarea-wrapper';



	
	this.header = function() {
		var comments_count, total_posts, num_posts;
		var html = '';
		var missing_perm_tmpl;

		if (Dsq.jsonData.request.missing_perm) {
			missing_perm_tmpl = Dsq.Templates.missingPermissions();
			if (missing_perm_tmpl) {
				html += '<div class="dsq-missing-permissions">' + missing_perm_tmpl + '</div>';
			}
		}

		total_posts = Dsq.jsonData.thread.total_posts;
		num_posts = Dsq.jsonData.thread.num_posts;

		if (total_posts) {
			comments_count = Dsq.FmtStrings.SHOWING_COMMENTS_FULL(total_posts, num_posts);
		} else {
			comments_count = Dsq.FmtStrings.SHOWING_COMMENTS_WITHOUT_PAGINATION(num_posts);
		}

		html += ' \
		<div id="dsq-comments-title"> \
			<h3>' + comments_count + '</h3> \
		</div> \
		';

		html += ' \
		<div class="dsq-options"> \
			<span class="dsq-item-sort">'
				+ Dsq.Strings.SORT_BY + ' \
				<select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);"> \
					<option value="hot" ' + (Dsq.jsonData.request.sort == 4 ? 'selected="selected"' : '') + '>' + Dsq.Strings.POPULAR_NOW + '</option> \
					<option value="best" ' + (Dsq.jsonData.request.sort == 3 ? 'selected="selected"' : '') + '>' + Dsq.Strings.BEST_RATING + '</option> \
					<option value="newest" ' + (Dsq.jsonData.request.sort == 2 ? 'selected="selected"' : '') + '>' + Dsq.Strings.NEWEST_FIRST + '</option> \
					<option value="oldest" ' + (Dsq.jsonData.request.sort == 1 ? 'selected="selected"' : '') + '>' + Dsq.Strings.OLDEST_FIRST + '</option> \
				</select> \
				&nbsp; \
			</span> \
			<span class="dsq-subscribe-email"> \
				<img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle"> \
				<span id="dsq-subscribe">'
					+ (Dsq.jsonData.context.subscribed
						? '<a href="#" onclick="Dsq.Thread.subscribe(0); return false">' + Dsq.Strings.UNSUBSCRIBE + '</a>'
						: '<a href="#" onclick="Dsq.Thread.subscribe(1); return false">' + Dsq.Strings.SUBSCRIBE_BY_EMAIL + '</a>')
				+ '</span> \
			</span> \
			<span class="dsq-subscribe-rss" style="width:12px;height:12px;vertical-align:middle"> \
				<img src="http://media.disqus.com/images/embed/bullet-feed.png" alt="" /> \
				<a href="http://disqus.com/forums/tpreg/15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers/latest.rss">' + Dsq.Strings.SUBSCRIBE_BY_RSS + '</a> \
			</span> \
		</div> \
		';

		
		
			html += Dsq.Templates.realtime();
			html += Dsq.Templates.showThreadSettings();
			html = Dsq.Templates.postBox() + html;

		
		

		return html;

	};
	
	this.footer = function() {
		var html = '';

		html += Dsq.Templates.pagination();


		html += Dsq.Templates.reactions();

		
			html += Dsq.Templates.trackbacks();
		


		if (Dsq.jsonData.request.is_global_moderator) {
 			html += ' \
				<div class="dsq-global-moderator-extras">'
					+ '<strong>shortname:</strong> ' + Dsq.jsonData.forum.url
					+ '<strong>thread id:</strong> ' + Dsq.jsonData.thread.id
					+ '<strong>thread slug:</strong> ' + Dsq.jsonData.thread.slug
				+ '</div> \
			';
		}

		return html;
	};
	
	this.realtime = function() {
		var html = '';
		
		if (Dsq.jsonData.realtime_enabled) {
			html += '<div id="dsq-realtime-options" class="dsq-options">'
					 + Dsq.Strings.REALTIME_UPDATING_IS + ' <strong id="dsq-realtime-status" style="text-transform: lowercase">' + Dsq.Strings.ENABLED + '</strong>. \
					 <a href="#" id="dsq-realtime-toggle" style="text-transform: capitalize"></a> \
					</div>';
		}

		if (!Dsq.jsonData.forum.streaming_realtime) {
			html += ' \
				<div style="display: none" id="dsq-realtime-alert" class="dsq-realtime-alert"><span id="dsq-realtime-queued"></span> <a href="#" id="dsq-realtime-show"></a></div> \
			';
		}
		
		return html;
	};

	this.showThreadSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return '';
		}

		html = '<div id="dsq-thread-settings" class="dsq-thread-settings">' + Dsq.Strings.MODERATOR_OPTIONS;
		html += '<a href="#" onclick="Dsq.Thread.showSettings(); return false;">' + Dsq.Strings.SETTINGS + '</a>';
		if (Dsq.jsonData.forum.reactions_enabled && Dsq.jsonData.reactions.length === 0) {
			html += '<a href="#" onclick="Dsq.Reaction.reportMissingReactions(); return false;">'
						+ Dsq.Strings.REPORT_MISSING_REACTIONS
						+ '</a>';
		}
		html +='</div>';

		return html;
	};

	this.postBox = function(post_id, use_fallback_iframe) {


		var html;
		var display_sharing_options = Dsq.jsonData.request.is_authenticated;
		if (Dsq.jsonData.request.is_remote) {


			if (!Dsq.jsonData.request.sharing.hasOwnProperty(Dsq.jsonData.request.remote_domain)) {
				display_sharing_options = false;
			}
		}
		
		if (post_id) {
			var _meta = Dsq.jsonData.posts[post_id];
			var userData = Dsq.jsonData['users'][_meta.user_key];				
		}
		
		var pid = post_id ? '-' + post_id : '';

		var _requestUserInfo = function() {
			var html;



			var user_has_email = false;

			html = '<div class="dsq-request-user-info"> <!-- // If authenticated --> \
				<a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.LOGOUT + '?ctkn=' + Dsq.CSRF_TOKEN + '" class="dsq-request-user-logout">' + Dsq.Strings.LOGOUT + '</a> \
				<table> \
					<tr> \
						<td rowspan="2">'
							+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '<a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE + '">' : '')
								+ '<img src="' + Dsq.Urls.REQUEST_USER_AVATAR + '" width="48" height="48" class="dsq-request-user-avatar">'
							+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '</a>' : '')
						+ '</td> \
						<td class="dsq-request-user-name">'
								+ (Dsq.jsonData.request.is_remote
									 ? '<span class="dsq-badge-small dsq-badge-' + Dsq.jsonData.request.remote_domain + '">' + Dsq.jsonData.request.remote_domain + '</span>'
									 : (Dsq.jsonData.request.is_verified
											? '<span class="dsq-badge-small dsq-badge-verified">Verified</span>'
											: '<span class="dsq-badge-small dsq-badge-registered">Registered</span>'))
							+ ' <a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE + '">' + Dsq.jsonData.request.display_username + '</a>'
							+  (Dsq.jsonData.request.is_remote && user_has_email ? ' <small>(<a href="#" onclick="Dsq.Popup.remoteAccountSettings(); return false;">change settings</a>)</small>' : '')
							+  (!Dsq.jsonData.request.is_remote && !Dsq.jsonData.forum.disqus_auth_disabled ? ' <small>(<a href="' + Dsq.jsonData.settings.disqus_url + '/profile/info/" target="_blank">change name</a> or <a href="' + Dsq.jsonData.settings.disqus_url + '/profile/avatar/" target="_blank">picture</a>)</small>' : '')
						+ '</td> \
					</tr> \
					<tr> \
						<td class="dsq-request-user-stats"> \
							<span><big>' + Dsq.jsonData.request.comments_count + '</big> ' + (Dsq.jsonData.request.comments_count == 1 ? 'comment' : 'comments') + '</span> \
							<span><big>' + Dsq.jsonData.request.likes_count + '</big> ' + (Dsq.jsonData.request.likes_count == 1 ? 'like' : 'likes') + '</span> \
							<span><big>' + Dsq.jsonData.request.points + '</big> ' + (Dsq.jsonData.request.points == 1 ? 'point' : 'points') + '</span> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';
			return html;
		};

		var _loginOptions = function() {
			var html;
			html = ' \
			<div class="dsq-authenticate"> \
				<p class="dsq-autheneticate-copy">'
				+ (Dsq.jsonData.forum.allow_anon_post
					? Dsq.Strings.YOU_ARE_COMMENTING_AS_A + ' <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. ' + Dsq.Strings.OPTIONAL + ': ' + Dsq.Strings.LOGIN_BELOW + '.'
					: Dsq.Strings.REQUIRED + ': ' + Dsq.Strings.PLEASE_LOGIN_BELOW_TO_COMMENT + '.')
				+ '</p> \
				<ul class="dsq-login-buttons">'
					+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Popup.login(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-disqus.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_fb_connect ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Facebook.login(); return false;"><img src="http://media.disqus.com/images/themes/narcissus/login-facebook.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_twitter_signin ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-twitter.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_openid ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.OpenID.requestURL(); return false" ><img src="http://media.disqus.com/images/themes/narcissus/login-openid.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_yahoo ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Yahoo.startYahooConnect(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-yahoo.gif" /></a></li>' : '')
				+ '</ul> \
			</div> \
			';
			return html;
		};

		if (!Dsq.jsonData.context.show_reply) {


			if (!Dsq.jsonData.request.is_authenticated) {



				return '<div id="dsq-form-area" style="display:none"><div id="dsq-textarea-wrapper"></div></div>' + _loginOptions();
			} else {
				return '';
			}
		}

		html = ' \
		<div id="' + (post_id 
			? 'dsq-reply-post-' + post_id
			: 'dsq-new-post')
		 	+ '" class="dsq-post-area"> \
			<div class="dsq-dc-logo"> \
				<a href="http://disqus.com/comments" target="_blank"><img src="http://media.disqus.com/images/themes/narcissus/disqus-logo.png"></a> \
			</div>'
			+ (post_id 
				? '<h3>' + Dsq.Strings.REPLYING_TO + ' ' + userData.display_name + '</h3>'
				: '<h3>' + Dsq.Strings.ADD_NEW_COMMENT + '</h3>')
			+ (Dsq.jsonData.request.is_authenticated 
				? _requestUserInfo()
				: _loginOptions() )
			+ '<div id="dsq-form-area' + pid + '">'
			+ '<div class="dsq-textarea"> \
				<div class="dsq-textarea-wrapper" id="dsq-textarea-wrapper' + pid + '"></div> \
			</div>'
			+ (!Dsq.jsonData.request.is_authenticated
			? ' \
			<div class="dsq-post-fields"> \
				<form action="." method="GET" onsubmit="Dsq.Templates.postComment(' + post_id + ', this, false); return false;"> \
				<table> \
					<tr> \
						<td class="dsq-post-fields-left"><div class="dsq-input-wrapper"><input id="dsq-field-name' + pid + '" type="text" value="' + (disqus_def_name ? disqus_def_name : (Dsq.jsonData.session.name ? Dsq.jsonData.session.name : Dsq.Strings.NAME + '" class="dsq-placeholder')) + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'name\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'name\')" /></div></td> \
						<td class="dsq-post-fields-right"><div class="dsq-input-wrapper"><input id="dsq-field-website' + pid + '" type="text" value="' + (Dsq.jsonData.session.url ? Dsq.jsonData.session.url : Dsq.Strings.WEBSITE + ' (' + Dsq.Strings.OPTIONAL.toLowerCase() + ')" class="dsq-placeholder') + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'website\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'website\')" /></div></td> \
					</tr> \
					<tr> \
						<td class="dsq-post-fields-left"><div class="dsq-input-wrapper"><input id="dsq-field-email' + pid + '" type="text" value="' + (disqus_def_email ? disqus_def_email : (Dsq.jsonData.session.email ? Dsq.jsonData.session.email : Dsq.Strings.EMAIL + '" class="dsq-placeholder')) + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'email\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'email\')" /></div></td> \
						<td class="dsq-post-fields-right"> \
							<div class="dsq-subscribe"> \
								<a href="#" onclick="Dsq.Templates.chooseSubscribe(' + post_id + '); return false" class="dsq-subscribe-menu"><span id="dsq-subscribe-select' + pid + '">' + (Dsq.jsonData.request.subscribe_on_post ? Dsq.Strings.SUBSCRIBE_TO_ALL_COMMENTS_BY_EMAIL : Dsq.Strings.DO_NOT_SUBSCRIBE_TO_COMMENTS) + '</span> <small>&#9660;</small></a> \
								<ul class="dsq-panel" id="dsq-subscribe-menu' + pid + '"> \
									<li><a href="#" onclick="Dsq.Templates.setSubscribe(2, this, ' + post_id + '); return false">Subscribe to all comments by email</a></li> \
									<li><a href="#" onclick="Dsq.Templates.setSubscribe(0, this, ' + post_id + '); return false">Do not subscribe to comments</a></li> \
								</ul> \
								<input id="dsq-subscribe-on-post' + pid + '" type="hidden" value="' + Dsq.jsonData.request.subscribe_on_post + '" /> \
							</div> \
						</td> \
					</tr> \
				</table> \
				</form> \
			</div>'
			: '')
			+ '<div class="dsq-post-footer"> \
				<div class="dsq-sharing-options" ' + (!display_sharing_options ? 'style="display:none;"' : '') + '> \
					<button class="dsq-button-small" onfocus="document.getElementById(\'dsq-post-button' + pid + '\').focus();"><span>' + Dsq.Strings.SHARING_OPTIONS + ' <small>&#9660;</small></span></button> \
					<div class="dsq-panel"> '
						+ (Dsq.jsonData.request.sharing.twitter !== undefined
								&& Dsq.jsonData.request.sharing.twitter.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-twitter' + pid + '"'
								  + (Dsq.jsonData.request.sharing.twitter.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-twitter' + pid + '">' + Dsq.Strings.SHARE_ON + ' Twitter</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.facebook
								&& (Dsq.jsonData.request.sharing.facebook.enabled === true ||
										(Dsq.jsonData.request.is_remote && Dsq.jsonData.request.remote_domain == 'facebook'))
							? '<div><input type="checkbox" id="dsq-sharing-facebook' + pid + '"'
									+ (Dsq.jsonData.request.sharing.facebook.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-facebook' + pid + '">' + Dsq.Strings.SHARE_ON + ' Facebook</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.yahoo !== undefined
								&& Dsq.jsonData.request.sharing.yahoo.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-yahoo' + pid + '"'
									+ (Dsq.jsonData.request.sharing.yahoo.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-yahoo' + pid + '">' + Dsq.Strings.SHARE_ON + ' Yahoo!</label> \
								</div>'
							: '')
						+ (Dsq.jsonData.request.sharing.tumblr !== undefined
								&& Dsq.jsonData.request.sharing.tumblr.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-tumblr' + pid + '"'
									+ (Dsq.jsonData.request.sharing.tumblr.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-tumblr' + pid + '">' + Dsq.Strings.SHARE_ON + ' Tumblr</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.wordpress !== undefined
								&& Dsq.jsonData.request.sharing.wordpress.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-wordpress' + pid + '"'
									+ (Dsq.jsonData.request.sharing.wordpress.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-wordpress' + pid + '">' + Dsq.Strings.SHARE_ON + ' Wordpress</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.movabletype !== undefined
							  && Dsq.jsonData.request.sharing.movabletype.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-movabletype' + pid + '"'
									+ (Dsq.jsonData.request.sharing.movabletype.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-movabletype' + pid + '">' + Dsq.Strings.SHARE_ON + ' Movable Type</label> \
							   </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.typepad !== undefined
							  && Dsq.jsonData.request.sharing.typepad.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-typepad' + pid + '"'
									+ (Dsq.jsonData.request.sharing.typepad.auto === true ? 'checked=true' : '') + '/> \
								  <label for="dsq-sharing-typepad' + pid + '">' + Dsq.Strings.SHARE_ON + ' TypePad</label> \
							   </div>'
							: '')
						+ '<div><a href="' + Dsq.jsonData.settings.disqus_url + '/profile/connections/" target="_blank" class="dsq-configure-options">' + Dsq.Strings.CONFIGURE_OPTIONS + '</a></div>'
					+ '</div> \
				</div>'
				+ '<button class="dsq-button" id="dsq-post-button' + pid + '" onclick="Dsq.Templates.postComment(' + post_id + ', this, false)"><span>' + Dsq.Strings.POST_AS + ' '
				+ (Dsq.jsonData.request.display_username
					? Dsq.jsonData.request.display_username
					: Dsq.Strings.GUEST)
				+ '</span></button>'
				+ (post_id
					? '<button class="dsq-button" id="dsq-cancel-button' + pid + '" onclick="Dsq.Post.toggleReply(' + post_id +', this)"><span>' + Dsq.Strings.CANCEL + '</span></button>'
					: '')
			+ '</div>'
			+ '</div>' // end dsq-form-area
		+ '</div> \
		';
		
		return html;
	};




	this.appendPost = function(post_id) {
		var html = '<div id="dsq-append-post-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var html;
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		
		html = ' \
		<table> \
			<tr> \
				<td id="dsq-header-avatar-' + post_id + '" class="dsq-header-avatar" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
					<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
					+ (Dsq.jsonData.forum.show_avatar
					? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
					: '')
				+ '</a> \
				</td> \
				<td class="dsq-comment-header-meta"> \
		';

		
		return html;
	};
	
	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var html;
		var parent_display_name = '';
		
		if(_meta.parent_post_id) {

			var _parent_meta = Dsq.jsonData.posts[_meta.parent_post_id];

			if (_parent_meta) {
				var parentUserData = Dsq.jsonData['users'][_parent_meta.user_key];
				parent_display_name = parentUserData.display_name;
			}
		}

		html = ' \
		<img src="http://media.disqus.com/images/themes/narcissus/moderator.png" class="dsq-moderator-star" title="Moderator" /> \
		<span class="dsq-comment-header-time"><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')" title="Permalink">' + (_meta.is_realtime ? Dsq.Strings.JUST_NOW : _meta.date) + '</a></span> '
		+ (_meta.parent_post_id && parent_display_name
			? '<a href="#comment-' + _meta.parent_post_id + '" title="Jump to comment">in reply to ' + parent_display_name + '</a>'
			: '')
		+ '</td> \
		<td id="dsq-like-pts-' + post_id + '" class="dsq-comment-header-likes">'
		+ (_meta.points
			? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this.'
			: '')
		+ '</td> \
		</tr> \
		</table> \
		';
		return html;
	};

	this.preBody = function(post_id) {
		var html = '';
		return html;
	};

	this.postFooter = function(post_id) {
		var html;
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed || !_meta.approved) { return ''; }
		
		html = ' \
		<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
			<div class="dsq-comment-footer-left">'
				+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
					? '<a href="#" onclick="Dsq.Templates.moderateOptions(' + post_id+ '); return false">' + Dsq.Strings.MODERATE + '</a>'
					: '')
				+ '<a href="#" id="dsq-post-report-' + post_id + '" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">' + Dsq.Strings.FLAG + '</a> \
			</div> \
			<div class="dsq-comment-footer-right">'
				+ (_meta.votable 
					? '<span id="dsq-like-' + post_id + '" class="dsq-like">'
					+ (!_meta.up_voted
						? '<button class="dsq-button-small" onclick="Dsq.Post.rate(this, ' + post_id + ', 1)" >Like</button>'
						: 'You liked this.&nbsp;&nbsp;')
					+ '</span>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<button class="dsq-button-small dsq-post-edit" onclick="Dsq.Post.edit(this, ' + post_id + ')" >' + Dsq.Strings.EDIT + '</button>'
					: '')
				+ (_meta.can_reply
					? '<span class="dsq-comment-footer-reply" id="dsq-comment-footer-reply-' + post_id + '" onclick="Dsq.Post.toggleReply(' + post_id +', this)"> \
						<button class="dsq-button-small">' + Dsq.Strings.REPLY + '</button> \
						<button class="dsq-comment-footer-reply-tab">' + Dsq.Strings.REPLY + '</button><span></span> \
					</span>'
					: '')
			+ '</div> \
		</div> \
		';
		
		return html;
	};



	
	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions" class="dsq-show-more-reactions"><button class="dsq-button-small" onclick="' + handler + '">Show more reactions</button></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		var item = '<li class="dsq-comment dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-comment-header"> \
			<table> \
			<tr> \
			<td class="dsq-header-avatar"> \
			';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'" class="dsq-avatar">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {

			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar92.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += (reaction.author_url && reaction.author_url !== ''
				? '</a>'
				: '')
			+ '</td>'
			+ '<td><cite class="dsq-comment-cite">' + reaction.author_name + '</cite> <span class="dsq-comment-header-time">' + reaction.date_created + '</span></td>'
			+ '<td class="dsq-comment-header-likes"></td>'
			+ '</tr></table></div>' // end dsq-comment-header
			+ '<div class="dsq-reaction-header" \
				<table> \
					<tr> \
						<td class="dsq-reaction-header-left">'
							+ '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png" />'
							+ ' From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
							+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
						+ '</td>'
						+ '<td class="dsq-reaction-header-right">';
			
			if(reaction.retweets) {
				var num_retweets = reaction.retweets.length;
				if (num_retweets > 0) {
					if (num_retweets == 1) {
						item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
					} else {
						item += (num_retweets + ' more retweets from ');
						item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
						var n_tweets = (num_retweets > 3) ? 3 : num_retweets;
						item += Dsq.Templates.showRetweets(reaction.id, n_tweets);
						if (n_tweets != num_retweets) {
							item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
								+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
						}
					}
				}
			}	
			item += '</td></tr> \
			</table> \
			</div>' // end dsq-reaction-header
			+ '<div class="dsq-comment-body"> \
				<div class="dsq-comment-message">' + reaction.body + '</div>'
			+ '</div> \
			<div class="dsq-comment-footer"> \
				<div class="dsq-comment-footer-left"> \
				</div>'
				+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator 
					? ' \
					<div class="dsq-comment-footer-right"> \
						<button class="dsq-button-small dsq-hide-reaction" onclick="Dsq.Reaction.hide(' + reaction.id + ')">Hide</button> \
					</div>'
					: '')
			+ '</div>'
		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions" class="dsq-show-more-reactions"><button class="dsq-button-small" onclick="' + handler + '">Show more reactions</button></li>';
		}

		return '<h3 id="dsq-reactions-title" class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-container"> \
			<table> \
				<tbody> \
					<tr> \
						<td class="dsq-popup-tl"></td><td class="dsq-popup-b"></td><td class="dsq-popup-tr"></td> \
					</tr> \
					<tr> \
						<td class="dsq-popup-b"></td> \
						<td class="dsq-popup-body"> \
							<div class="dsq-popup-content"> \
								<div class="dsq-popup-title"> \
									<button class="dsq-button-small" style="float:right" onclick="Dsq.Popup._closePopup(null, true)">Close</button>' 
									+ content['header'] 
								+ '</div>'
								+ content['body']
							+ '</div> \
							<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
						</td> \
						<td class="dsq-popup-b"></td> \
					</tr> \
					<tr> \
						<td class="dsq-popup-bl"></td><td class="dsq-popup-b"></td><td class="dsq-popup-br"></td> \
					</tr> \
				</tbody> \
			</table> \
		</div> \
		';
	};



	
	this.chooseSubscribe = function(post_id) {

		var pid = post_id ? '-' + post_id : '';
		var menu = Dsq.$('dsq-subscribe-menu' + pid);
		
		menu.style.display = menu.style.display == 'block' ? 'none' : 'block';
		
	};
	
	this.setSubscribe = function(value, el, post_id) {

		var pid = post_id ? '-' + post_id : '';
		var input = Dsq.$('dsq-subscribe-on-post' + pid);
		var select = Dsq.$('dsq-subscribe-select' + pid);
		var menu = Dsq.$('dsq-subscribe-menu' + pid);
		
		select.innerHTML = el.innerHTML;
		input.value = value;
		this.chooseSubscribe(post_id);
	};
	
	this.getFormFields = function(post_id) {

		var fields = {};
		var pid = post_id ? '-' + post_id : '';
		var name = Dsq.$('dsq-field-name' + pid);
		var email = Dsq.$('dsq-field-email' + pid);
		var website = Dsq.$('dsq-field-website' + pid);
		var username = Dsq.$('dsq-field-username' + pid);
		var password = Dsq.$('dsq-field-password' + pid);

		fields = {
			'name': name,
			'email': email,
			'website': website,
			'username': username,
			'password': password
		}
		
		return fields;
	}
	
	this.validateFields = function(post_id) {
		
		if(Dsq.jsonData.request.is_authenticated) { return true; }
		
		var fields = Dsq.Templates.getFormFields(post_id);
		
		var nameField = fields.name;
		var websiteField = fields.website;
		var emailField = fields.email;
		
		websiteField.value = (websiteField.value == Dsq.Templates.placeholder['website']) ? '' : websiteField.value;
		
		var v = [{

			validator: Dsq.Validators.name,
			value: nameField.value
		}, {

			validator: Dsq.Validators.email,
			value: emailField.value
		}, {

			validator: Dsq.Validators.url,
			value: websiteField.value
		}];
		
		return Dsq.Validators.validate(v, function(e) { Dsq.Popup.popModal(e, 'Oops...') } );
	};
	
	this.checkExistingUser = function(post_id) {
		var fields = Dsq.Templates.getFormFields(post_id);		
		Dsq.Popup.loading(post_id);
		
		if (post_id) {
			Dsq.frames['reply_' + post_id].getUserByEmail(fields.email.value);
		} else {
			Dsq.frames['reply_0'].getUserByEmail(fields.email.value);
		}
	};

	this.validateAuth = function(el_clicked, post_id, auth_choice) {
		var fields = Dsq.Templates.getFormFields(post_id);
		var email = fields.email ? fields.email.value : '';
		var username = fields.username ? fields.username.value : '';
		var password = fields.password ? fields.password.value : '';
		
		Dsq.Templates.setLoadingButton(el_clicked, post_id);
		
		if (post_id) {
			Dsq.frames['reply_' + post_id].validateAuth(auth_choice, email, username, password);
		} else {
			Dsq.frames['reply_0'].validateAuth(auth_choice, email, username, password);
		}
	};

	this.lightboxUpdateEmail = function(post_id, new_email) {
		var fields = Dsq.Templates.getFormFields(post_id);
		fields.email.value = new_email;
	};

	this.lightboxAuthenticate = function(post_id, auth_choice, auth_data) {
		var title, body;
		var pid = post_id ? '-' + post_id : '';

		if(typeof(auth_data) == 'undefined') {
			var auth_data = Dsq.Templates.getFormFields(post_id);
		}

		d = auth_data;

		switch(auth_choice) {
			case 'register':
				var suggestedUsername = d.name.value.replace(/[^a-zA-Z0-9-]/g,'').toLowerCase();
			
				title = Dsq.jsonData.forum.allow_anon_post ? 'Optional:' : 'Required:';
				title += ' Register a <img src="http://media.disqus.com/images/embed/disqus-profile.png" alt=Disqus Profile" />';

				body = ' \
				<ul class="dsq-lightbox-register-reasons"> \
				<li>Verify your comments</li> \
				<li>Edit and delete comments</li> \
				<li>Manage comments and replies</li> \
				</ul> \
				';

				body += ' \
				<div class="dsq-lightbox-auth-fields"> \
					<table> \
						<tr> \
							<td>Email</td> \
							<td><input type="text" value="' + d.email.value + '" onchange="Dsq.Templates.lightboxUpdateEmail(' + post_id + ', this.value)" /><div id="dsq-email-errors' + pid + '"></div></td> \
						</tr> \
						<tr> \
							<td>Username</td> \
							<td><input id="dsq-field-username' + pid + '" type="text" value="' + suggestedUsername + '"/><div id="dsq-username-errors' + pid + '"></div></td> \
						</tr> \
						<tr> \
							<td>Password</td> \
							<td><input id="dsq-field-password' + pid + '" type="password" /><div id="dsq-password-errors' + pid + '"></div></td> \
						</tr> \
					</table> \
					<div class="dsq-lightbox-switch-auth"><a href="#" onclick="Dsq.Templates.lightboxAuthenticate(' + post_id + ',\'login\'); return false">Login instead</a></div> \
				</div> \
				<div id="dsq-lightbox-errors' + pid + '" class="dsq-lightbox-errors"></div> \
				<div class="dsq-lightbox-submit"> \
					<div class="dsq-lightbox-auth-post"><button class="dsq-button" onclick="Dsq.Templates.validateAuth(this, ' + post_id + ',\'' + auth_choice + '\')">Register and Post comment</button></div>'
					+ (Dsq.jsonData.forum.allow_anon_post
						? '<div class="dsq-lightbox-auth-skip"><button class="dsq-button-small" onclick="Dsq.Templates.postComment(' + post_id + ', this, true)">Just post as a Guest</button></div>'
						: '')
				+ '</div> \
				';
				break;
			case 'login':
				title = Dsq.jsonData.forum.allow_anon_post ? 'Optional:' : 'Required:';
				title += ' Login to your <img src="http://media.disqus.com/images/embed/disqus-profile.png" alt=Disqus Profile" />';
				body = '';
				
				if(d.avatar_url) {
					body += '<div class="dsq-lightbox-recognized"><table><tr>';
					body += '<td><img src="' + d.avatar_url + '" alt="" /></td>';
					body += '<td><span class="dsq-badge ' + (d.verified ? 'dsq-badge-verified' : 'dsq-badge-registered') + '">' + (d.verified ? 'Verified' : 'Registered') + '</span></td>';
					body += '<td>Hey <strong>' + d.display_name + '</strong>, is that you? Login below to claim this comment.';
					body += '</tr></table></div>';
				}

				body += ' \
				<div class="dsq-lightbox-auth-fields"> \
					<table> \
						<tr> \
							<td>Username or Email</td> \
							<td><input id="dsq-field-username' + pid + '" type="text" value="' + (d.avatar_url ? d.username : '') + '" /></td> \
						</tr> \
						<tr> \
							<td>Password <a href="http://disqus.com/forgot" target="_blank">(cannot log in?)</a></td> \
							<td><input id="dsq-field-password' + pid + '" type="password" /></td> \
						</tr> \
					</table> \
					<div class="dsq-lightbox-switch-auth"><a href="#" onclick="Dsq.Templates.lightboxAuthenticate(' + post_id + ',\'register\'); return false">Register instead</a></div> \
				</div> \
				<div id="dsq-lightbox-errors' + pid + '" class="dsq-lightbox-errors"></div> \
				<div class="dsq-lightbox-submit"> \
					<div class="dsq-lightbox-auth-post"><button class="dsq-button" onclick="Dsq.Templates.validateAuth(this, ' + post_id + ',\'' + auth_choice + '\')">Login and Post comment</button></div>'
					+ (Dsq.jsonData.forum.allow_anon_post
						? '<div class="dsq-lightbox-auth-skip"><button class="dsq-button-small" onclick="Dsq.Templates.postComment(' + post_id + ', this, true)">Just post as a Guest</button></div>'
						: '')
				+ '</div> \
				';
				break;
			default:
				break;
		}
		Dsq.Popup.lightbox(body, title, post_id);
		Dsq.$('dsq-field-username' + pid).focus();
	};
	
	this.buttonsToRestore = [];
	this.setLoadingButton = function(btn, post_id) {
		var pid = post_id ? '-' + post_id : '';
		if (btn) {

			var loadingBtn = document.createElement('button');
			loadingBtn.id = btn.id + '-loading';
			loadingBtn.innerHTML = '<img src="http://media.disqus.com/images/loading-lite.gif" alt="" /> Just a moment...';
			loadingBtn.className = btn.className + ' dsq-post-loading';
			btn.parentNode.appendChild(loadingBtn);
			btn.style.display = 'none';
			var cancelBtn = Dsq.$('dsq-cancel-button' + pid);
			if(cancelBtn) { cancelBtn.style.display = 'none'; this.buttonsToRestore.push(cancelBtn); }
			this.buttonsToRestore.push(btn);
		} else {

			var buttons = this.buttonsToRestore;
			for(var i = 0; i < buttons.length; i++) {
				buttons[i].style.display = 'inline';
				Dsq.Utils.deleteNode(Dsq.$(buttons[i].id + '-loading'));
			}
		}
		
	};

	this.postComment = function(post_id, el_clicked, force, auth_choice) {
		var append_id = post_id ? '-' + post_id : '';
		var fields = Dsq.Templates.getFormFields(post_id);

		if (Dsq.Templates.validateFields(post_id)) {

			if (!Dsq.jsonData.request.is_authenticated && !force &&
				((!Dsq.Utils.readCookie('skipped_auth') && !disqus_skip_auth && !Dsq.jsonData.forum.disqus_auth_disabled) || !Dsq.jsonData.forum.allow_anon_post)) {
				Dsq.Templates.checkExistingUser(post_id);
				return false;
			}
			var params = [];
			if (!Dsq.jsonData.request.is_authenticated) {
				params.push(fields.name.value,
					fields.email.value,
					fields.website.value);

				if (auth_choice == 'login' || auth_choice == 'register') {
					params.push({
						auth_choice: auth_choice,
						username: fields.username.value,
						password: fields.password.value,
						email: fields.email.value
					});
				} else {
					params.push(null);
				}

				params.push(null /* sharing options */, Dsq.$('dsq-subscribe-on-post' + append_id).value);
			} else {
				var service_checked = function(name) {
					var el = Dsq.$('dsq-sharing-' + name + append_id);
					return (el !== null && el.checked === true) ? '1' : '0';
				};
				params.push(null, null, null, null, {
					tw: service_checked('twitter'),
					fb: service_checked('facebook'),
					tr: service_checked('tumblr'),
					wp: service_checked('wordpress'),
					mt: service_checked('movabletype'),
					tp: service_checked('typepad'),
					yh: service_checked('yahoo')
				});
			}

			var frame = Dsq.frames['reply_' + (post_id ? post_id : 0)];
			frame.post.apply(frame, params);

			if (el_clicked) {
				Dsq.Templates.setLoadingButton(el_clicked, post_id);
			}
			
			if (force) {
				Dsq.Utils.createCookie('skipped_auth', true);	
			}
			
		} else {
			return false;
		}
	};

	this.editComment = function(el_clicked, post_id) {
		var edited_message = Dsq.$('dsq-edit-textarea-' + post_id).value;

		Dsq.Templates.setLoadingButton(el_clicked, post_id);
		Dsq.frames['edit_' + post_id].edit(post_id, edited_message);
	};

	this.toggleEdit = function(post_id) {
		var body = Dsq.$('dsq-comment-body-' + post_id);
		var message = Dsq.$('dsq-comment-message-' + post_id);

		if (!Dsq.Post.stateEditToggled[post_id]) {


			message.style.display = 'none';
			if (Dsq.$('dsq-edit-' + post_id)) {
				Dsq.$('dsq-edit-' + post_id).style.display = 'block';
			} else {

				var edit_area = document.createElement('div');
				edit_area.id = 'dsq-edit-' + post_id;
				edit_area.className = 'dsq-edit dsq-textarea';
				edit_area.innerHTML = ' \
				<div class="dsq-textarea-wrapper"> \
					<textarea class="dsq-edit-textarea" id="dsq-edit-textarea-' + post_id + '">' + message.innerHTML + '</textarea> \
				</div> \
				<div class="dsq-save-edit"> \
					<button onclick="Dsq.Templates.editComment(this, ' + post_id + ')" class="dsq-button-small">Save Edit</button> \
				</div> \
				<div id="dsq-edit-iframe-' + post_id + '" style="display: none"></div> \
				';

				body.appendChild(edit_area);

				if (!Dsq.frames['edit_' + post_id]) {
					var _meta = Dsq.jsonData.posts[post_id];
					Dsq.frames['edit_' + post_id] = new Dsq.ReplyFrame(Dsq.$('dsq-edit-iframe-' + post_id), post_id);
					Dsq.frames['edit_' + post_id].init();
					Dsq.frames['edit_' + post_id].setState(post_id, _meta.depth);
				}
			}
		} else {

			message.style.display = 'block';
			Dsq.$('dsq-edit-' + post_id).style.display = 'none';
		}
		
		Dsq.Post.stateEditToggled[post_id] = !Dsq.Post.stateEditToggled[post_id];
	};
	
	this.edit = function(el, post_id) {

		Dsq.Templates.toggleEdit(post_id);
	};

	this.toggleReply = function(post_id, button) {
		
		if(!this.stateReplyToggled[post_id]) {

			if (Dsq.$('dsq-reply-post-' + post_id)) {
				Dsq.$('dsq-append-post-' + post_id).style.display = 'block';
			} else {
				Dsq.$('dsq-append-post-' + post_id).innerHTML = Dsq.Templates.postBox(post_id);
				var container = Dsq.$('dsq-textarea-wrapper-' + post_id);
				if (!Dsq.frames['reply_' + post_id] && container) {
					var _meta = Dsq.jsonData.posts[post_id];
					Dsq.frames['reply_' + post_id] = new Dsq.ReplyFrame(container, post_id);
					Dsq.frames['reply_' + post_id].init(function() {

						Dsq.$('dsq-append-post-' + post_id).innerHTML = Dsq.Templates.postBox(post_id, true);
						Dsq.$('dsq-form-area-' + post_id).innerHTML = '';

						var theme = (typeof disqus_frame_theme == 'undefined') ? 'default' : disqus_frame_theme;
						Dsq.Iframes.showReplyIframeInContainer(Dsq.$('dsq-form-area-' + post_id), post_id, {theme: theme});

					});
					Dsq.frames['reply_' + post_id].setState(post_id, _meta.depth);
				}
			}
			Dsq.$('dsq-append-post-' + post_id).className = 'dsq-append-post';
			Dsq.$('dsq-comment-footer-reply-' + post_id).className = 'dsq-comment-footer-reply-active';
			
		} else {

			Dsq.$('dsq-append-post-' + post_id).style.display = 'none';
			Dsq.$('dsq-append-post-' + post_id).className = '';
			Dsq.$('dsq-comment-footer-reply-' + post_id).className = 'dsq-comment-footer-reply';
		}
		
		this.stateReplyToggled[post_id] = !this.stateReplyToggled[post_id];

		if(Dsq.Utils.ie && this.stateReplyToggled[post_id]) {

		}

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: post_id,
			opened: this.stateReplyToggled[post_id]
		});
	};
	
	this.moderateOptions = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		
		if(!Dsq.jsonData.request.is_moderator && !Dsq.jsonData.request.is_global_moderator) { return false; }

		var html;
		
		html = ' \
		<div class="dsq-moderate-options"> \
		<table>'
		+ (_meta.email ? '<tr><td>Email</td><td>' + _meta.email + '</td></tr>' : '')
		+ (_meta.ip ? '<tr><td>IP address</td><td>' + _meta.ip + '</td></tr>' : '')
		+ '<tr> \
			<td>Actions</td> \
			<td><ul>'
			+ (Dsq.jsonData.request.moderator_can_edit
				? '<li><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); Dsq.Popup._closePopup(null, true); return false;">Edit Comment</a></li>'
				: '')
			+ '<li><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); Dsq.Popup._closePopup(null, true); return false;">Delete Comment</a></li> \
			<li><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); Dsq.Popup._closePopup(null, true); return false;">Mark Spam</a></li> \
			<li><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li> \
			</ul></td> \
			</table> \
		</div> \
		';
		
		html += '<p>Go to the full <a href="http://disqus.com/comments/moderate/" target="_blank">moderate panel</a> for more options.</p>';
		
		return Dsq.Popup.popModal(html, 'Moderate Options', post_id);
	};
	
	this.placeholder = {
		'class': 'dsq-placeholder',
		'name': Dsq.Strings.NAME,
		'email': Dsq.Strings.EMAIL,
		'website': Dsq.Strings.WEBSITE + ' (' + Dsq.Strings.OPTIONAL.toLowerCase() + ')'
	};
	
	this.handlePlaceholder = function(evt, el, key) {
		var placeholder = Dsq.Templates.placeholder[key];
		var className = Dsq.Templates.placeholder['class'];
		
		switch(evt.type) {
			case 'focus':
				if(el.value == placeholder) {
					el.value = '';
					el.className = '';
				}
				break;

			case 'blur':
				if(el.value == '') {
					el.value = placeholder;
					el.className = className;
				}
				break;
			default:
				break;
		}
	};
	
	this.paginate = function(page, el_clicked) {

		var extra_params = '';

		if(typeof disqus_per_page != 'undefined') {
			extra_params += '&per_page=' + disqus_per_page;
		}
		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			Dsq.Templates.setLoadingButton(el_clicked);
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/tpreg/thread.js'
			+ '?slug='	+ '15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers'
			+ '&p='		+ page
			+ extra_params);
	};
	
	
	this.rate = function(el, id, vote) {


		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
				Dsq.$('dsq-like-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
			}
			Dsq.Utils.execScript('http://disqus.com/forums/tpreg/vote.js'
				+ '?post_id='    + id
				+ '&vote='        + vote);
		} else {
			Dsq.Popup.login('To rate, please log in');
		}
	};

	this.voted = function(post_id, points, vote) {

		Dsq.$('dsq-like-pts-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this.';

		if(vote) {
			Dsq.$('dsq-like-' + post_id).innerHTML = 'You liked this.&nbsp;&nbsp;';
		}
	};




	this.postComment_onSuccess = function(response, parent_post_id, post_id) {
		var approved = response.message.post_meta.approved;

		if (parent_post_id) {
			Dsq.Post.toggleReply(parent_post_id);
		}

		Dsq.Popup._closePopup(null, true);
		
		if (approved) {
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		} else {			
			var unapproved_msg = 'Thanks for posting!\
	 Your comment must be approved by a moderator before appearing here.\
			';
			Dsq.Popup.popModal(unapproved_msg, 'Comment awaiting approval', post_id);
		}

		var sharing_results = response.message.sharing_results;
		var sharing_errors = '';
		for (var service in sharing_results) {
			if (sharing_results.hasOwnProperty(service) === true) {
				if (sharing_results[service].error === true) {
					sharing_errors += service + ', ';
				}
			}
		}

		if (sharing_results.facebook && sharing_results.facebook.callback) {
			FB.ensureInit(function() {
				FB.Connect.streamPublish('', sharing_results.facebook.attachment);
			});
		}

		if (sharing_errors !== '') {
			var message = 'Your comment was posted, but there were errors sharing with the following connections: ';
			message += sharing_errors.replace(/,\s$/, '');
			message += '<p><a href="' + Dsq.jsonData.settings.disqus_url + '/profile/connections" target="_blank">Configure your connections here</a></p>'
			Dsq.Popup.popModal(message, 'Sharing options');
		}

		Dsq.Templates.setLoadingButton(false);
	};

	this.postComment_onFailure = function(response, parent_post_id, post_id) {

		Dsq.Templates.setLoadingButton(false);
	};
};




// TODO: It might be faster to use string methods to find all <li (...) </li> blocks and pass to Dsq.PostHandler manually.
Dsq.CommentsHandler = function(str, head, post_id, content, tail, offset, s) {
	var prepend_post = Dsq.Templates.prependPost(post_id);
	var append_post = Dsq.Templates.appendPost(post_id);

	content = content.replace(Dsq.POST_RE, Dsq.PostHandler);
	Dsq.Templates.postLoopCounter++;
	head = Dsq.Templates.Filters.commentContainer(post_id, head);
	return prepend_post + head + content + tail + append_post;
};

Dsq.PostHandler = function(str, h_head, post_id, h_content, h_tail, b_head, b_content, b_tail, offset, s) {
	var prepend_header = Dsq.Templates.postPrependHeader(post_id);
	var append_header = Dsq.Templates.postAppendHeader(post_id);
	var prepend_body = Dsq.Templates.preBody(post_id);
	var append_body = Dsq.Templates.postBody(post_id);
	var append_footer = Dsq.Templates.postFooter(post_id);

	b_content = b_content.replace(Dsq.POST_BODY_RE, Dsq.PostBodyHandler);
	return h_head + prepend_header + h_content + append_header + h_tail + b_head + prepend_body + b_content + append_body + b_tail + append_footer;
};

Dsq.PostBodyHandler = function(str, head, post_id, content, tail, offset, s) {
	content = Dsq.Templates.Filters.commentContent(post_id, content);
	return head + content + tail;
};

Dsq.MediaPostHandler = function(str, args, offset, s) {
	args = args.split(' ');
	if(args[0] == 'seesmic') {
		return '<br />' + Dsq.Templates.mediaSeesmic(args[1], args[2]);
	}
	return '';
};


/**
 * Shorcuts
 */
Dsq.$ = function(element) { return document.getElementById(element); };
Dsq.$b = document.body || document.getElementsByTagName('body')[0];


/**
 * Dsq.Debug: Logging functions.
 */

Dsq.Debug = new function() {this.log=function(s){};this.profile=function(f){if(typeof f == 'function')return f();else return eval(f);};};


/**
 * Dsq.Urls: URL paths
 */
Dsq.Urls = new function() {
	this.LOGIN = '/profile/login/';
	this.LOGOUT = '/logout/';
	this.REPLY = 'http://disqus.com/forums/tpreg/15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers/reply.html';
	this.REQUEST_USER_PROFILE = '/AnonymousUser/';
	this.REQUEST_USER_AVATAR = 'http://media.disqus.com/images/noavatar92.png';
};
// Dsq.Urls

/**
 * Dsq.Validators: Validation for form fields
 */
Dsq.Validators = new function() {
	this.VALID_EMAIL_RE = /^[a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*\@(([a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*)+\.[a-z]{2,}|([0-9]+\.){3}[0-9]+)$/i;
	this.name = function(name) {
		var error = false;

		if(typeof Dsq.Templates.placeholder !== 'undefined' &&
		   name == Dsq.Templates.placeholder.name) {
			error = true;
		}
		if(name.length <= 1) {
			error = true;
		}

		if(error) {
			return "Please enter a name to comment.";
		} else {
			return true;
		}
	};
	this.email = function(addr) {
		if(Dsq.Validators.VALID_EMAIL_RE.test(addr)) {
			return true;
		} else {
			return "Please enter a valid email to comment.";
		}
	};
	this.url = function(addr) {
		if(!addr || addr.indexOf('.') != -1) {
			return true;
		} else {
			return "Please check your website URL (this field is optional).";
		}
	};

	this.validate = function(bulk_validation, failure_callback) {
		failure_callback = failure_callback || function(e){ alert(e); };

		for(var i = 0; i < bulk_validation.length; i++) {
			v = bulk_validation[i];
			ret = v.validator(v.value);
			if(ret !== true) {
				failure_callback(ret);
				return false;
			}
		}
		return true;
	};
};

/**
 * Dsq.Utils: Generic utility functions.
 */
Dsq.Utils = new function() {
	this.ie = /msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent);
	this.ie7 = (document.all && !window.opera && window.XMLHttpRequest) ? true : false;
	this.ie6 = (!window.XMLHttpRequest) ? true: false;
	this.webkit = navigator.userAgent.indexOf('AppleWebKit/') >= 0;
	this.gebiFromElementCollectionCache = {};
	this._styleSheet = null;

	this.gebiFromElement = function(el, id, tag) {
		// This only method only helps IE.
		if(!this.ie) {
			return Dsq.$(id);
		} else {
			var cacheKey = el.id + '-' + tag;
			tag = tag || 'div';
			if(typeof this.gebiFromElementCollectionCache[cacheKey] != 'undefined') {
				collection = this.gebiFromElementCollectionCache[cacheKey];
			} else {
				collection = el.getElementsByTagName(tag);
				this.gebiFromElementCollectionCache[cacheKey] = collection;
			}

			for(var i = 0; i < collection.length; i++) {
				if(collection[i].id == id) {
					return collection[i];
				}
			}
			return null;
		}
	};

	this.execOnReady = function(func) {
		var node = document.createElement('document:ready');
		try {
			node.doScroll('left');
			func();
			node = null;
		} catch(err) {
			setTimeout(function() { Dsq.Utils.execOnReady(func); }, 10);
		}
	};


	// Courtesy of http://www.quirksmode.org/js/cookies.html
	this.createCookie = function(name,value,days) {
		if (days) {
			var date = new Date();
			date.setTime(date.getTime()+(days*24*60*60*1000));
			var expires = "; expires="+date.toGMTString();
		}
		else var expires = "";
		document.cookie = name+"="+value+expires+"; path=/";
	};

	this.readCookie = function(name) {
		var nameEQ = name + "=";
		var ca = document.cookie.split(';');
		for(var i=0;i < ca.length;i++) {
			var c = ca[i];
			while (c.charAt(0)==' ') c = c.substring(1,c.length);
			if (c.indexOf(nameEQ) == 0) return c.substring(nameEQ.length,c.length);
		}
		return null;
	};

	this.eraseCookie = function(name) {
		Dsq.Utils.createCookie(name,"",-1);
	};

	this.deleteNode = function(node) {
		if(node) {
			this.deleteChildren(node);
			if(typeof node.outerHTML != 'undefined') { node.outerHTML = ''; }
			else if(node.parentNode) { node.parentNode.removeChild(node); }
			delete node;
		}
	};

	this.deleteChildren = function(node) {
		if(node) {
			for(var x = node.childNodes.length-1; x >= 0; x--) {
				var childNode = node.childNodes[x];
				if(childNode.hasChildNodes()) { this.deleteChildren(childNode); }
				if(typeof childNode.outerHTML != 'undefined') { childNode.outerHTML = ''; }
				else node.removeChild(childNode);
				delete childNode;
			}
		}
	};

	this.findPos = function(obj) {
		var curleft = 0;
		var curtop = 0;
		if (obj.offsetParent) {
			do {
				curleft += obj.offsetLeft;
				curtop += obj.offsetTop;
			} while (obj = obj.offsetParent);
		}
		return [curleft,curtop];
	};

	this.getWindowSize = function() {
		var windowWidth = -1;
		var windowHeight = -1;

		if(typeof(window.innerWidth) == 'number') { //Non-IE
			windowWidth = window.innerWidth;
			windowHeight = window.innerHeight;
		} else if(document.documentElement) { // IE 6+ in 'standards compliant mode'
			windowWidth = document.documentElement.clientWidth || document.body.clientWidth;
			windowHeight = document.documentElement.clientHeight || document.body.clientHeight;
		}

		return [windowWidth, windowHeight];
	}

	this.getScrollPos = function() {
		var scrollWidth, scrollTop;

		if(document.documentElement && (document.documentElement.scrollTop || document.documentElement.scrollWidth)) {
			scrollWidth = document.documentElement.scrollWidth;
			// IE is weird here.  If no doctype is provided, document.body.scrollTop is 0,
			// otherwise document.documentElement.scrollTop is 0.
			scrollTop = document.documentElement.scrollTop || document.body.scrollTop;
		} else if(document.body.scrollTop && document.body.scrollWidth) {
			scrollWidth = document.body.scrollWidth;
			scrollTop = document.body.scrollTop;
		}

		return [scrollWidth, scrollTop];
	}

	this.addEventListener = function(instance, eventName, listener) {
		var listenerFn = listener;
		if (instance.addEventListener) {
			instance.addEventListener(eventName, listenerFn, false);
		} else if (instance.attachEvent) {
			listenerFn = function() {
				listener(window.event);
			};
			instance.attachEvent("on" + eventName, listenerFn);
		} else {
			throw new Error("Event registration not supported");
		}
		return {
			instance: instance,
			name: eventName,
			listener: listenerFn
		};
	};

	this.removeEventListener = function(event) {
		var instance = event.instance;
		if (instance.removeEventListener) {
			instance.removeEventListener(event.name, event.listener, false);
		} else if (instance.detachEvent) {
			instance.detachEvent("on" + event.name, event.listener);
		}
	};

	this.fixIframesIE = function(id) {
		var disqusThread = Dsq.$(disqus_container_id);
		var iframes = disqusThread.getElementsByTagName('iframe');

		if(id) {
			var container = Dsq.$(id);
		} else {
			var container = Dsq.$('dsq-content');
		}

		for(i = 0; i < iframes.length; i++) {
			if (container) {
				iframes[i].style.width = container.offsetWidth;
			}
		}
	};

	this.getElementsByClassName = function(oElm, strTagName, strClassName) {
	/* Credit: Jonathan Snook [http://www.snook.ca/jonathan], Robert Nyman [http://www.robertnyman.com] */
		var arrElements = (strTagName == "*" && oElm.all)? oElm.all : oElm.getElementsByTagName(strTagName);
		var arrReturnElements = new Array();
		strClassName = strClassName.replace(/\-/g, "\\-");
		var oRegExp = new RegExp("(^|\\s)" + strClassName + "(\\s|$)");
		var oElement;
		for(var i = 0; i < arrElements.length; i++) {
			oElement = arrElements[i];
			if(oRegExp.test(oElement.className)) {
				arrReturnElements.push(oElement);
			}
		}
		return (arrReturnElements);
	};

	this.postToUrl = function(url, post_data, opt_redirect) {
		var form = document.createElement('form');
		var iframe_container = document.createElement('div');
		var id = 'dsq-temp-iframe-' + (new Date()).getTime();

		form.method = 'POST';
		form.action = url;
		if (!opt_redirect) {
			form.target = id;
		}
		iframe_container.innerHTML = '<iframe style="display:none" name="' + id + '" id="' + id + '"></iframe>';

		for(var key in post_data) {
			if(post_data.hasOwnProperty(key)) {
				var input = document.createElement('input');
				input.name = key;
				input.type = 'hidden';
				input.value = post_data[key];

				form.appendChild(input);
			}
		}

		Dsq.$b.appendChild(iframe_container);
		Dsq.$b.appendChild(form);
		form.submit();
	};

	// Strips integer id from id of element in the form ('some-id-###')
	this.extractId = function(e) {
		var chunks = e.id.split('-');
		if(chunks.length <= 1) {
			return 0;
		} else {
			return parseInt(chunks[chunks.length-1]);
		}
	};

	this.getStyle = function(el, styleProp) {
		if(el.currentStyle) {
			var y = el.currentStyle[styleProp];
		} else if(window.getComputedStyle) {
			var y = document.defaultView.getComputedStyle(el, null).getPropertyValue(styleProp);
		}

		if(y == 'transparent' || y == '') {
			this.getStyle(el.parentNode, styleProp);
		} else {
			return y;
		}
	};

	this.execScript = function(url, append_qs, container) {
		var script = document.createElement('script');
		append_qs = typeof append_qs == 'undefined' ? true : append_qs;
		container = container || Dsq.container;

		if(append_qs) {
			var j = (url.indexOf('?') >= 0) ? '&' : '?';
			url += j + (new Date()).getTime();
		}
		script.type = 'text/javascript';
		script.charset = 'UTF-8';
		script.src = url;
		container.appendChild(script);
		return script;
	};

	this.pluralize = function(num, singular, plural) {
		return (num != 1) ? plural || 's' : singular || '';
	};

	this.getRequestParams = function(queryString /* optional */) {
		var pairs, tuple;
		var params = {};

		queryString = queryString || window.location.search.substring(1);
		pairs = queryString.split('&');

		for (var i = 0, pair; pair = pairs[i]; i++) {
			tuple = pair.split('=');
			params[tuple[0]] = (tuple[1] || true);
		}

		return params;
	};

	this.addCssRule = function(selector, styleText, index) {
		var stylesheet;
		index = index || 0;

		if(!this._styleSheet) {
			var styleEl = document.createElement('style');
			document.getElementsByTagName('head')[0].appendChild(styleEl);
			this._styleSheet = styleEl.sheet;
			if(!this._styleSheet) {
				// IE does not like our newly created stylesheet.
				this._styleSheet = document.styleSheets[document.styleSheets.length-1];
			}
		}
		stylesheet = this._styleSheet;

		if(stylesheet.insertRule) {
			var ruleText = selector + ' { ' + styleText + ' }';
			if(index == -1) {
				index = stylesheet.cssRules.length;
			}
			stylesheet.insertRule(ruleText, index);
		} else if(stylesheet.addRule) {
			stylesheet.addRule(selector, styleText, index);
		}
	};

	this.forEachIn = function(obj, callback) {
		for(var key in obj) {
			if(obj.hasOwnProperty(key)) {
				callback(key, obj[key]);
			}
		}
	};

	this._interpolateGlobalContext = {
		// values that get used a lot and are global to the request
		'profile_url': Dsq.Urls.REQUEST_USER_PROFILE,

		'disqus_url': Dsq.jsonData.settings.disqus_url,
		'media_url': Dsq.jsonData.settings.media_url,
		'request_username': Dsq.jsonData.request.username,
		'request_display_username': Dsq.jsonData.request.display_username,
		'forum_name': Dsq.jsonData.forum.name
	};

	this.renderFromContextStack = function(key, contexts) {
		// Returns the first instance of `key` in the array of objects `contexts` or else ''
		for (var i=0; i<contexts.length; i++) {
			if (contexts[i][key] !== undefined) {
				return String(contexts[i][key]);
			}
		}
		throw new Error('key ' + key + ' not found in context');
	};

	var that = this;
	this.interpolate = function(fmt, opt_localContext) {
		// Interpolate `fmt` named-format string with an assumed global context.
		// Based on `interpolate` in django.views.i18n
		var contextStack = [opt_localContext || {}, that._interpolateGlobalContext];
		return fmt.replace(/%\(\w+\)s/g, function(match){
			return that.renderFromContextStack(match.slice(2,-2), contextStack);
		});
	};

	this.stripTags = function(s) {
		// Removes HTML tags from `s`
		return s.replace(/(<([^>]+)>)/g,"");

	};

	this.assert = function(b) {
		if (!b) {
			throw new Error('Assertion error.');
		}
	};

};
// Dsq.Utils

/**
 * Dsq.Popup: Popup helper functions.
 */
Dsq.Popup = new function() {
	this.timeHide = new Array();
	this.timeShow = new Array();
	this.activePopup = {};
	this.profileCache = {};
	this.statusCache = {};

	this.showTimer = function(post_id) {
		// clear the hide timer
		clearTimeout(this.timeHide[post_id]);

		// start the timer
		if(!Dsq.Popup.profileIsOn && !Dsq.Thread.adminIsOn) {
			this.timeShow[post_id] = setTimeout("Dsq.Popup.popProfile(\"" + post_id + "\")", 400);
		}
	};

	this.hideTimer = function(post_id) {
		// clear the show timer
		clearTimeout(this.timeShow[post_id]);
	};

	this.updateProfile = function(username) {
		// Callback from /embed/profile.js
		if (this.statusCache[username]) {
			var statusEl = Dsq.$('dsq-profile-status-' + username);
			statusEl.innerHTML = this.statusCache[username];
			statusEl.style.display = 'block';
		}

		if (this.profileCache[username]) {
			var _cache = this.profileCache[username];

			var _genhtml = function(text) { return '<span><big>' + text + '</big></span>'; };
			var _no_comments = _genhtml(Dsq.FmtStrings.NUMBER_OF_COMMENTS(_cache.comments_count));
			var _no_likes = _genhtml(Dsq.FmtStrings.NUMBER_OF_LIKES(_cache.likes_count));
			var _no_points = _genhtml(Dsq.FmtStrings.NUMBER_OF_POINTS(_cache.points));

			var statsEl = Dsq.$('dsq-popup-profile-user-stats-' + username);
			statsEl.innerHTML = '';

			if (Dsq.jsonData.users[username].registered) {
				statsEl.innerHTML = _no_comments + _no_likes;
			}
			statsEl.innerHTML += _no_points;

			var activeSites = '';
			for (var i = 0; i < _cache.active_sites.length; i++) {
				var site = _cache.active_sites[i];
				activeSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (activeSites !== '') {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = activeSites;
			} else {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = 'This site.';
			}

			var moderatedSites = '';
			for (var i = 0; i < _cache.moderated_sites.length; i++) {
				var site = _cache.moderated_sites[i];
				moderatedSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (moderatedSites !== '') {
				Dsq.$('dsq-popup-profile-moderated-' + username).innerHTML = moderatedSites;
			} else {
				Dsq.$('dsq-popup-profile-moderated-wrapper-' + username).innerHTML = '';
			}
		}

		// Reposition popup after full HTML is rendered
		if(Dsq.Popup.activePopup && Dsq.Popup.activePopup.el) {
			Dsq.Popup.initPopup(Dsq.Popup.activePopup.el, Dsq.Popup.activePopup.id, Dsq.Popup.activePopup.type);
		}

	};

	this.showCookieMsgs = function() {
		var title = '';
		var message = '';
		var numAlerts = 0;

		Dsq.Utils.forEachIn(Dsq.jsonData.cookie_messages, function(k, v) {
			if (!v) return;

			switch(k) {
				// Cookie: Twitter
				case 'post_twitter':
					if (v === 'error') {
						title = 'Twitter Error!';
						message += '<li id="dsq-msg-twitter-error">Oops, we couldn\'t tweet this comment. Please check your <a href="http://disqus.com/account/services">account settings</a>.</li>';
					} else {
						var _msg = v.split(':');
						title = 'Tweeted!';
						message += '<li id="dsq-msg-twitter-success">Your comment was successfully tweeted. <a href="http://twitter.com/' + _msg[0] + '/status/' + _msg[1] + '">Click here to view the tweet</a>.</li>';
					}
					break;
				// Cookie: Unapproved Post
				case 'post_not_approved':
					title = 'Comment awaiting approval by a moderator';
					message += '<li id="dsq-msg-post-not-approved">Your comment must be approved by a moderator before appearing here.</li>';
					break;
				// Cookie: Profile Found
				case 'post_has_profile':
					title = 'Use your existing commenter profile';
					message += '<li id="dsq-msg-post-has-profile">You have just posted your commment as a <span class="dsq-badge-guest">Guest</span>, but you may already have a <span class="logo-disqus">Disqus</span> Profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a></li>';
					break;
				case 'user_created':
					var _data = v.split(':');
					title = 'Profile created!';
					message += '<li id="dsq-msg-user-created">You have just created a <span class="logo-disqus">Disqus</span> Profile, the best way to claim, manage, and track your comments all over the web. \
					<br /><br />A confirmation is being sent to <strong>' + _data[1] + '</strong>. Please check for this email in order to verify your profile. \
					<ul class="dsq-list-tick"> \
						<li>Your username is <strong>' + _data[0] +'</strong>. <a href="http://disqus.com/people/' + _data[0] + '/" target="_blank">Click here to view your public profile</a>.</li> \
						<li>Be sure to set your profile picture, as well as connect your <span class="dsq-badge-facebook">Facebook</span> and <span class="dsq-badge-twitter">Twitter</span> accounts. <a href="http://disqus.com/account/" target="_blank">Click here for account settings</a>.</li> \
					</ul> \
					</li>'
					break;
				default:
					break;
			}
			numAlerts++;
		});

		if(numAlerts > 1) {
			message = '<ul class="dsq-list-bluebullet">' + message;
			message += '</ul>';
			title = 'Thanks for posting!';
		}
		if(numAlerts > 0) {
			if(typeof(disqus_cookie_msgs) == 'function') {
				disqus_cookie_msgs(message, title);
			} else {
				Dsq.Popup.popModal(message, title);
			}
		}
	};

	this.helpBadges = function(post_id) {
		var html = ' \
			<ul class="dsq-popup-help"> \
				<li><span class="dsq-badge dsq-badge-verified">Verified</span> has a <span class="logo-disqus">Disqus</span> Profile with a confirmed email address.</li> \
				<li><span class="dsq-badge dsq-badge-registered">Registered</span> has a <span class="logo-disqus">Disqus</span> Profile, but has not yet confirmed his or her email address.</li> \
				<li><span class="dsq-badge dsq-badge-guest">Guest</span> is not logged in with any account and has not claimed his or her comments.</li> \
				<li class="dsq-help-otheraccts">Other accounts</li> \
				<li><span class="dsq-badge dsq-badge-facebook">Facebook</span> is using his or her Facebook profile via Facebook Connect.</li> \
				<li><span class="dsq-badge dsq-badge-twitter">Twitter</span> is using his or her Twitter profile via Twitter Sign-in.</li> \
				<li><span class="dsq-badge dsq-badge-openid">OpenID</span> is using his or her OpenID.</li> \
			</ul> \
		';

		this.popModal(html, 'Help: Types of Commenters', post_id);
		return;
	};

	this.permalink = function(post_id) {
		var header = 'Link to this comment';
		var body = '<strong>You are anchored to</strong>:<br />' + document.location.protocol + '//' + document.location.host + document.location.pathname + document.location.search + '#comment-' + post_id;

		this.popModal(body, header, post_id);
	};

	this.login = function(header, body) {
		var h = header || 'Login or Register';
		var b = body || '';
		b += Dsq.Templates.frameLogin({id: 'dsq-popup-login'});
		b += '</iframe>'; // HACK: Sometimes there is something funky with the IFRAME SRC that causes no end tag
		this.popModal(b, h, null, true, 'dsq-popup-login');
	};

	this.blacklist = function(id) {
		var _meta = Dsq.jsonData.posts[id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		var title = 'Add to Blacklist';
		var message = ' \
		Adding this person to the blacklist will block him or her from commenting on this site. Check the following types that you would like to add to the blacklist:'
		+ (userData['registered'] ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-username" type="checkbox" checked> \
				<label for="dsq-blacklist-username"><strong>Username</strong>: ' + userData['username'] + '</label> \
			</div>'
			: '')
		+ (_meta.email ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-email" type="checkbox" checked> \
				<label for="dsq-blacklist-email"><strong>Email address</strong>: ' + _meta.email + '</label> \
			</div>'
			: '')
		+ '<div class="dsq-blacklist-option"> \
			<input id="dsq-blacklist-ip" type="checkbox" onclick="Dsq.$(\'dsq-blacklist-ip-warning\').style.display=\'block\'"> \
			<label for="dsq-blacklist-ip"><strong>IP address</strong>: ' + _meta.ip + '</label> \
		</div> \
		';

		message += ' \
			<p id="dsq-blacklist-ip-warning" style="display:none">	\
				Note: Blocking this person\'s IP address may also unintentionally prevent others, who share his/her IP address, from commenting on this site. \
				This may include people who are sharing the same computer, living in the same house, or using the same Internet provider. Only block an IP address as a last resort. \
			</p> \
		';

		message += ' \
			<p style="text-align:center"><button onclick="Dsq.Post.blockUser(' + id + '); this.disabled=true; this.innerHTML=\'Just one moment...\'">Add to Blacklist</button></p> \
		';

		Dsq.Popup.popModal(message, title);
	};

	this.remoteAccountSettings = function() {
		var body = '';
		// Set up IFrame.
		var params = {};
		var base_url = 'http://disqus.com/forums/tpreg/_auth/embed/remote_settings/';
		var attributes = {id: 'dsq-popup-account-settings'};
		if (typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}

		body = Dsq.Templates._frameGeneric(base_url, params, attributes);
		this.popModal(body, 'Account Settings', null, true, 'dsq-popup-account-settings');
	};

	this.popModal = function(message, title, post_id, use_listener, extra_classes) {
		var container = document.createElement('div');
		var header, body;

		Dsq.Popup._closePopup(null, true);

		if(typeof(title) == 'undefined') { title = ''; }
		if(typeof(use_listener) == 'undefined') { use_listener = true; }

		if(post_id) {
			container.id = 'dsq-popup-message-' + post_id;
		} else {
			container.id = 'dsq-popup-message';
		}

		header = title;
		body = message;

		container.innerHTML = Dsq.Templates.popupModal(header, body);
		Dsq.Popup.initPopup(container, post_id, 'message', extra_classes);
		if(use_listener) {
			Dsq.Popup.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', Dsq.Popup._closePopup);
		}
	};

	this.popAlert = this.popModal;

	this.loading = function(post_id) {
		var title = Dsq.Strings.JUST_A_MOMENT;
		var body = '<div style="text-align:center; padding: 5px 0 10px 0"><img src="http://media.disqus.com/images/loading.gif" alt="" /></div>'
		Dsq.Popup.lightbox(body, title, post_id);
	};

	this.lightbox = function(message, title, post_id) {
		// Wraps Dsq.Popup.popModal

		var overlay = document.createElement('div');
		overlay.id = 'dsq-overlay';
		overlay.className = 'dsq-overlay';
		Dsq.$b.appendChild(overlay);
		
		Dsq.Popup.popModal(message, title, post_id, false, 'dsq-lightbox');
	};

	this.popProfile = function(post_id, userKey) {
		var post = Dsq.jsonData['posts'][post_id];
		if (post && post.has_been_anonymized) {
			Dsq.Popup.popModal('This message was anonymized by its previous owner.', 'Anonymized', post_id);
			return;
		}

		if(post_id) {
			userKey = Dsq.jsonData['posts'][post_id].user_key;	
		}
		var userData = Dsq.jsonData['users'][userKey];
		var elId = 'dsq-popup-profile-' + userKey;
		var container = document.createElement('div');

		if(this.activePopup.el) {
			this._closePopup(null, true);
			if(this.activePopup.linkClicked) {
				this.activePopup.linkClicked = false;
				return;
			}
		}

		container.id = elId;
		container.innerHTML = Dsq.Templates.popupProfile(userKey);

		this.initPopup(container, post_id, 'profile');
		this.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', this._closePopup);

		if(!this.profileCache[userKey]) {
			Dsq.Utils.execScript('http://disqus.com/embed/profile.js'
				+ '?username=' + userKey
				+ '&anon=' + (userData['registered'] ? 0 : 1)
				+ '&f=' + Dsq.jsonData['request'].forum);
		} else {
			this.updateProfile(userKey);
		}
	};

	this._closePopup = function(e, force) {
		var activePopup = Dsq.Popup.activePopup.el;
		var id = Dsq.Popup.activePopup.id;
		var link = 'dsq-avatar-' + id; // HACK: Specific to profile toggle target

		// HACK: This event should be gone if there is no active popup.
		if(!activePopup) {
			return;
		}
		if(force || !Dsq.Popup.isClicked(e, activePopup.id)) {
			// TODO: This is breaking iE?
			if(Dsq.Popup.popupListener) {
				Dsq.Utils.removeEventListener(Dsq.Popup.popupListener);
			}
			
			// Kill overlay
			var overlay = Dsq.$('dsq-overlay');
			if(overlay) { Dsq.Utils.deleteNode(overlay); }
			
			try {
				Dsq.Utils.deleteNode(activePopup);
			} catch(e) {
				// HACK: IE6 throws an error when using deleteNode() with a node containing a <table> in the html.
				activePopup.parentNode.removeChild(activePopup);
			}
			Dsq.Popup.activePopup = {};
		}

		if(!force && Dsq.Popup.isClicked(e, link)) {
 			Dsq.Popup.activePopup.linkClicked = true;
		}

	};

	this.initPopup = function(popup, post_id, type, extra_classes) {
		popup.className = 'dsq-popup dsq-popup-' + type + ' ' + (extra_classes ? extra_classes : '');
		if(Dsq.Utils.ie6 || Dsq.Utils.ie7) {
			// HACK: We can't modify the body before it's ready, so we need
			//       to use an IE-safe "DOMReady" workaround before loading
			//       our popup.
			Dsq.Utils.execOnReady(function() {Dsq.$b.appendChild(popup); });
		} else {
			Dsq.$b.appendChild(popup);
		}

		popup.style.display = 'block';

		var xPos = (Dsq.Utils.getWindowSize()[0] - popup.offsetWidth) / 2;
		var yPos = (Dsq.Utils.getWindowSize()[1] - popup.offsetHeight) / 2;

		if(Dsq.Utils.ie6) {
			yPos += Dsq.Utils.getScrollPos()[1];
		}

		popup.style.left = xPos + 'px';
		popup.style.top = yPos + 'px';

		Dsq.Popup.activePopup = {
			'el' : popup,
			'id' : post_id,
			'type': type,
			'linkClicked' : false
		};
	};

	this.isClicked = function(e, id) {
		var t = e.target || e.srcElement;
		while(t && t.parentNode) {
			if(t.id == id) {
				return true;
			}

			t = t.parentNode;
		}
		return false;
	};
};
// Dsq.Popup

/**
 * Dsq.Templates
 */
Dsq.Templates = new function() {
	/*
	 * Counter keeping track of the number of posts iterated over.
	 */
	this.postLoopCounter = 0;
	this.filters = {};
	this.addPostContainer = 'dsq-post-add';
	this.textareaContainer = 'dsq-post-add';

	this.registerTemplate = function(name, func) {
		this['$$_' + name] = func;

		if(typeof DsqLocal.Filters != 'undefined'
		&& typeof DsqLocal.Filters[name] == 'function') {
			// Push filters to this.filters to unify code.
			this.filters[name] = this.filters[name] || [];
			this.filters[name].push(DsqLocal.Filters[name]);
		}

		this[name] = function() {
			var ret;

			if(typeof DsqLocal.Templates != 'undefined'
			&& typeof DsqLocal.Templates[name] == 'function') {
				ret = DsqLocal.Templates[name].apply(this, arguments);
			}

			if(ret === undefined) {
				ret = this['$$_' + name].apply(this, arguments);
			}

			if(this.filters[name]) {
				var args = [ret];

				args.push.apply(args, arguments);
				for(var i = 0; i < this.filters[name].length; i++) {
					ret = this.filters[name][i].apply(this, args);
				}
			}

			return ret;
		};
	};

	this.registerFilter = function(name, func) {
		this.filters[name] = this.filters[name] || [];
		this.filters[name].push(func);
	};

	/**
	 * Dsq.Templates.Filters
	 */
	this.Filters = new function() {
		this.commentContainer = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			var classes = [];
			if(Dsq.jsonData.request.page > 1) {
				classes.push('dsq-append');
			}

			//
			// Extra classes used for custom themes
			//

			if(_meta.depth) {
				classes.push('dsq-comment-child', 'dsq-depth-' + _meta.depth, 'dsq-parent-is-' + _meta.parent_post_id);
			}


			//

			if(_meta.author_is_creator) {
				// TODO: We need to deprecate the "special" class since it is not properly prefixed.
				classes.push('special', 'dsq-special');
			}
			if(_meta.author_is_moderator) {
				classes.push('dsq-moderator');
			}
			classes.push(['dsq-odd', 'dsq-even'][Dsq.Templates.postLoopCounter % 2]);

			s = s.substring(0, s.lastIndexOf('>'));
			return s + ' class="dsq-comment ' + classes.join(' ') + '" style="margin-left:' + _meta.depth*30 + 'px">';
		};

		this.commentContent = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			if (_meta.killed) {
				return '<em>Comment removed.</em>';
			} else if (!_meta.approved) {
				return '<em>This comment was flagged for review.</em>';
			}

			s = s.replace(Dsq.MEDIA_POST_RE, Dsq.MediaPostHandler);
			return s;
		};
	};

	//
	// Thread
	//
	// TODO: These need to be stripped of all Django template tags.

	this.authPost = function() {
		if (!Dsq.jsonData.context.show_reply) {
			return '';
		}
		var result = [];
		result = result.concat([
				'<div id="dsq-auth"',
						Dsq.jsonData.integration.reply_position ? 'class="dsq-auth-bottom"' : '',
						'>',
					'<div class="dsq-by">',
						'<a href="http://disqus.com" target="_blank">',
							(Dsq.jsonData.integration.disqus_logo ?
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/by-disqus.png" alt="discussion by DISQUS">') :
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/dsq-button-120x19.png" alt="discussion by DISQUS">')
							),
						'</a>',
					'</div>',
					'<div class="dsq-auth-header">',
						'<h3 id="dsq-add-new-comment" class="dsq-h3-addcomment">',
								Dsq.Strings.ADD_NEW_COMMENT,
						'</h3>',
						'<div id="dsq-login">',
						(!Dsq.jsonData.request.is_authenticated && Dsq.jsonData.forum.allow_anon_post
								? '<p class="dsq-login-message" id="dsq-login-message">You are commenting as a <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. You may select one to log into:</p>'
								: '')
		]);
		if (!Dsq.jsonData.request.is_authenticated) {
			result = result.concat([
							Dsq.Utils.interpolate(
								'<a id="dsq-login-toggle" href="%(disqus_url)s%(login_url)s?next=article:%(thread_id)s" onclick="Dsq.Popup.login(); return false"><img class="dsq-login-icon" src="%(media_url)s/images/dsq-profile-btn.png" title="%(log_into)s" alt="%(log_into)s"/></a>',
								{login_url: Dsq.Urls.LOGIN, thread_id: Dsq.jsonData.thread.id, log_into: Dsq.Strings.LOG_INTO_DISQUS}
								),
							'&nbsp; ',
							(Dsq.jsonData.context.use_fb_connect ?
								'<div id="dsq-fbc-login" onlogin="DisqusFbcParentController.onLogin()" size="medium" background="light" length="short" style="display:inline; margin-right:7px"></div>' :
								''
							),
							(Dsq.jsonData.context.use_twitter_signin ?
								Dsq.Utils.interpolate(
									'<div id="dsq-twitter-login" class="dsq-twitter-login" onclick="Dsq.Twitter.startTwitterConnect();" style="display:inline; cursor: pointer"><img src="%(media_url)s/images/twitter-signin-short.png" style="margin-right:7px" /></div>', {}) : ''),
							(Dsq.jsonData.context.use_openid ?
								Dsq.Utils.interpolate(
									'<div id="dsq-openid-login" class="dsq-openid-login" onclick="Dsq.OpenID.requestURL();" style="display:inline; cursor:pointer;"><img src="%(media_url)s/images/openid-login-button.png"/></div>', {}
								) : '')
			]);
		}
		result = result.concat([
						'</div>', // dsq-login
					'</div>', // dsq-auth-header
					'<div id="dsq-authenticated" class="dsq-authenticated" ',
						Dsq.jsonData.request.is_authenticated ? 'style="display:block"' : '',
						'>',
						'<div class="dsq-authenticated-pic">',
								Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">' +
																			'<img class="dsq-post-avatar" src="%(avatar_url)s" alt="" /></a>',
																			{avatar_url: Dsq.Urls.REQUEST_USER_AVATAR,
																			url: (Dsq.jsonData.request.is_remote
																					 ? Dsq.jsonData.request.url
																					 : Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE) }),
						'</div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									(Dsq.jsonData.request.is_remote
										? Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">%(request_display_username)s</a>', {url:Dsq.jsonData.request.url})
										  )
										: Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(disqus_url)s%(profile_url)s" title="%(request_display_username)s">%(request_display_username)s</a>')
											)
									),
								'</li>',
								'<li class="logout">',
									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<img class="dsq-login-icon" src="%(media_url)s/images/dsqicon12.png" alt="%(logged_in_as)s"/>&nbsp',
											{logged_in_as: Dsq.FmtStrings.LOGGED_IN_AS(Dsq.jsonData.request.display_username)})
										: ''),

									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="%(logout_from_disqus)s">',
											{logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN, logout_from_disqus: Dsq.FmtStrings.LOGOUT_FROM('DISQUS')})
										: ((Dsq.jsonData.request.remote_domain == 'twitter')
												? Dsq.Utils.interpolate('using Twitter (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
												 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
												: ((Dsq.jsonData.request.remote_domain == 'openid')
													 ? Dsq.Utils.interpolate('using OpenID (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
													 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
													 : ''
													)
											)
									),

									(!Dsq.jsonData.request.is_remote ? Dsq.FmtStrings.LOGOUT_FROM('<span class="logo-disqus">DISQUS</span>') : ''),
									'</a>',
								'</li>',
							'</ul>',
						'</div>',
					'</div>'
		]);
		if (Dsq.jsonData.context.use_fb_connect) {
			result = result.concat([
					'<div id="dsq-fbc-authenticated" class="dsq-authenticated">',
						'<div id="dsq-fbc-profilepic" class="dsq-authenticated-pic" uid="loggedinuser" type="FB.XFBML.ProfilePic" size="square" facebook-logo="true"></div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									'Logged in as <span id="dsq-fbc-name" uid="loggedinuser" type="FB.XFBML.Name" linked="true" useyou="false"></span>',
								'</li>',
								'<li class="logout">using Facebook Connect <a href="#" onclick="javascript:DisqusFbcParentController.logout();return false;">(Logout)</a></li>',
							'</ul>',
						'</div>',
					'</div>'
			]);
		}
		result = result.concat([
				'</div>', // dsq-auth
				'<div id="dsq-toolbar-items">',
				'</div>'
		]);
		result = result.concat([
					//
					//
					//
				((!Dsq.jsonData.forum.allow_anon_post && !Dsq.jsonData.request.is_authenticated) ?
					// Needs to be translated:
					('<p id="dsq-no-anon-msg">Required: Please log into <span class="logo-disqus">Disqus</span> ' +
					(Dsq.jsonData.context.use_fb_connect ? 'or connect with Facebook ' : '') +
					(Dsq.jsonData.context.use_twitter_signin ? 'or sign in with Twitter ' : '') +
					(Dsq.jsonData.context.use_openid ? 'or sign in using OpenID ' : '') +
					Dsq.Utils.interpolate('to comment on <strong>%(forum_name)s</strong>.</p>')) :
					''
				),
				'<div id="dsq-post-add"></div>',
				'<div style="margin:10px 0">',
				((Dsq.jsonData.forum.use_media) ?
						'<a href="#" id="dsq-media-link" onclick="Dsq.Post.showMenu(this, false, \'media\'); return false">' + Dsq.Strings.USE_MEDIA + ' <small>&#9660;</small></a>' :
						''),
				'</div>'
		]);
		return result.join('');
	};


	this.header = function() {

		var html = '\<h3 id="dsq-comments-count" class="dsq-h3-commentcount">\
	 <span id="dsq-num-posts">102</span> Comments\
	 &nbsp;\
	 <span class="dsq-item-feed">\
	 <a href="http://disqus.com/forums/tpreg/15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers/latest.rss"><img src="http://media.disqus.com/images/embed/bullet-feed.png"></a>\
	 </span>\
	 </h3>\
	 <div id="dsq-options" style="margin:15px 0">\
	 <span class="dsq-item-sort">\
	 Sort by\
	 <select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);">\
	 <option value="hot" selected="selected">Popular now</option>\
	 <option value="best" >Best Rating</option>\
	 <option value="newest" >Newest first</option>\
	 <option value="oldest" >Oldest first</option>\
	 </select>\
	 &nbsp;\
	 </span>\
	 <span class="dsq-item-cp"><a href="http://disqus.com/forums/tpreg/15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers/">Community Page</a>&nbsp;&nbsp;&nbsp;</span>\
	 <span class="dsq-item-subscribe">\
	 <img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle">\
	 <span id="dsq-subscribe">\
	 <a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a>\
	 </span>\
	 </span>\
	 </div>\
	 <div id="dsq-alerts">\
	 </div>\
		';

		
			html = Dsq.Templates.authPost() + html;
		

		
		if (Dsq.jsonData.request.is_moderator) { 
			html = ' \
			<div class="dsq-alert-message dsq-upgrade-message"> \
				<strong>Disqus upgrade available.</strong> Hi ' + Dsq.jsonData.request.display_username + ', this message is being displayed to you because you are a moderator of this site. <a href="#" onclick="Dsq.$(\'dsq-upgrade-message\').style.display=\'block\';this.style.display=\'none\';return false">Click here for details.</a> \
				<div style="display:none; margin-top:10px;" id="dsq-upgrade-message"> \
					A new theme is available with added features. <a href="http://disqus.com/comments/settings/' + Dsq.jsonData.forum.url + '/?p=customize">To change your theme, click here</a> and choose the theme Narcissus. \
					If you do not upgrade, you are missing out on features such as: real-time commenting, new sign-in integrations, and an upgrade interface. \
					<strong>This message will automatically go away in one week.</strong> \
				</div> \
			</div> \
			' + html; 
		}
		return html;
	};

	this.footer = function() {
		var html = Dsq.Templates.pagination();

		

		html += Dsq.Templates.reactions();

		
			html += Dsq.Templates.trackbacks();
		

		return html;
	};

	this.pagination = function() {
		var html = '';
		
		if (Dsq.$('dsq-pagination')) { Dsq.$('dsq-pagination').innerHTML = ''; }
		if (!Dsq.jsonData.thread.paginate) { return ''; }

		//
		// TODO: num_paginator still uses the template tag for pagination, 
		// 		while append_paginator does it all in JavaScript.
		//		This should all be in JavaScript.
		//

		if (Dsq.jsonData.thread.num_pages > 1 && Dsq.jsonData.request.page < Dsq.jsonData.thread.num_pages) {
			html = ' \<a class="dsq-paginate-append-text" href="#" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this); return false">Show more comments...</a>\
	 <button class="dsq-button-small dsq-paginate-append-button" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this);">Load more comments</button>\
			';
		}
		
		if (Dsq.$('dsq-pagination')) {
			Dsq.$('dsq-pagination').innerHTML = html;
			return '';
		} else {
			return '<div id="dsq-pagination" class="dsq-pagination">' + html + '</div>';
		}
	};

	this.trackbacks = function() {
		var html = '';

		if(typeof DsqLocal != 'undefined' && DsqLocal.trackback_url && DsqLocal.trackbacks) {
			var trackbacks = DsqLocal.trackbacks;
			var trackback_url = DsqLocal.trackback_url;
		} else {
			var trackbacks = [
			
			
			];
			var trackback_url = 'http://disqus.com/forums/tpreg/15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers/trackback/';
		}

		html += '<div class="dsq-item-trackback">Trackback URL&nbsp;&nbsp;<input class="dsq-trackback-url" onclick="this.select()" readonly="true" value="' + trackback_url + '"></div>';

		if(trackbacks.length) {
			html += '<ul id="dsq-references">'
			for(var i = 0; i < trackbacks.length; i++) {
				var trackback = trackbacks[i];
				html += '<li><cite><a href="' + trackback.author_url + '" rel="nofollow">' + trackback.author_name + '</a></cite> \
						<p class="dsq-meta">' + trackback.date + '</p> \
						<p class="dsq-content">' + trackback.excerpt + '</p></li>';
			}
			html += '</ul>';
			html = '<h3 class="dsq-h3-trackbacks">Trackbacks</h3>' + html;
		}

		return html;
	}

	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		/* Reaction HTML begins */
		var item = '<li class="dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-reaction-header">'
			+ '<div class="dsq-header-avatar">';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'">';
		} else {
			item += '<a target="_blank" href="#" onclick="return false;">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {
			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar32.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png"/>'
			+ '</a></div>'
			+ '<cite><span>' + reaction.author_name + '</span></cite>'
			+ '<span class="dsq-header-meta"><a class="dsq-header-time">' + reaction.date_created + '</a></span>'
			+ '</div><div class="dsq-reaction-body">'
			+ '<div class="dsq-reaction-message">' + reaction.body + '</div>'
			+ '<div class="dsq-reaction-footer">From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
			+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
			+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator ? '&nbsp;&bull;&nbsp;<a class="dsq-hide-reaction" href="#" onclick="Dsq.Reaction.hide(' + reaction.id + '); return false;">Hide</a>' : '') + '</div></div>';

		if(reaction.retweets) {
			var num_retweets = reaction.retweets.length;
			if (num_retweets > 0) {
				item += '<div class="dsq-reaction-retweets">';
				if (num_retweets == 1) {
					item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
				} else {
					item += (num_retweets + ' more retweets from ');

					item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
					var n_tweets = (num_retweets > 15) ? 15 : num_retweets;
					item += Dsq.Templates.showRetweets(reaction.id, n_tweets);

					if (n_tweets != num_retweets) {
						item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
							+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
					}
				}
				item += '</div>';
			}
		}

		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}

		return '<h3 class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this.missingPermissions = function() {
		return '';
	};

	//
	// Post
	//

	this.prependPost = function(post_id) {
		var html = '<div id="comment-' + post_id + '"></div>';
		return html;
	};

	this.appendPost = function(post_id) {
		var html = '<div id="dsq-comment-reply-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};

		return ' \
			<div class="dsq-header-avatar" id="dsq-header-avatar-' + post_id + '" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
				<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
			+ (Dsq.jsonData.forum.show_avatar
				? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
				: '')
			+ '</a>'
			+ '</div> \
		';
	};

	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];

		return ''
			+ (_meta.author_is_moderator
				? '<img class="dsq-mod-star" src="http://media.disqus.com/images/bullet-star.png" title="Moderator" alt="" />'
				: '')
			+ '<span class="dsq-header-meta"> \
				<a id="dsq-time-' + post_id + '" class="dsq-header-time" href="#comment-' + post_id + '" title="Permalink">' + _meta.date + '</a> \
			</span>';
	};

	this.preBody = function(post_id) {
		return '';
	}

	this.postBody = function(post_id) {
		// TODO: Deprecate flagging conditional
		var _meta = Dsq.jsonData.posts[post_id];
		return ''
			+ (_meta.edited
				? '<p class="dsq-editedtxt">(Edited by a moderator)</p>'
				: '')
			;
	};

	this.postFooter = function(post_id) {
		// TODO: Use media should be conditional
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed) { return ''; }

		return ' \
			<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
				<div id="dsq-points-' + post_id + '" class="dsq-likedtxt">'
				+ (_meta.points
					? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this comment.'
					: '')
				+ '</div>'
				+ '<ul class="dsq-comment-options dsq-list-style">'
				+ (_meta.votable
					? '<li class="dsq-list-first dsq-rate" id="dsq-rate-cont-' + post_id + '">'
					+ (!_meta.up_voted
						? '<a href="#" onclick="Dsq.Post.rate(this, ' + post_id + ', 1); return false;">Like</a>'
						: 'You liked this.') + '</li>'
					: '')
				+ '<li class="dsq-report' + (!_meta.votable ? ' dsq-list-first' : '') + '" id="dsq-post-report-' + post_id + '"><a href="#" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">Report</a></li> \
				</ul> \
				<ul class="dsq-list-style">'
				+ (_meta.can_reply
					? '<li class="dsq-list-first"><a href="#" id="dsq-reply-link-' + post_id +'" onclick="Dsq.Post.toggleReply(this, ' + post_id +'); return false;">Reply</a></li>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<li id="dsq-edit-el-' + post_id + '"><a id="dsq-edit-link-' + post_id + '" href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit</a></li>'
					: '')
				+ '<li class="' + (!_meta.can_reply ? 'dsq-list-first' : '') + '" id="dsq-more-el-' + post_id + '"><a id="dsq-more-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'more\'); return false">More <small>&#9660;</small></a></li>'
				+ (Dsq.jsonData.forum.use_media
					? '<li id="dsq-media-el-' + post_id +'" style="display:none"><a id="dsq-media-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'media\'); return false">Use Media <small>&#9660;</small></a></li>'
					: '')
				+ '</ul>'
				+ '<div id="dsq-reply-bar-' + post_id + '" class="dsq-reply-bar" style="display:none"> \
						<div id="dsq-reply-bar-items-' + post_id + '" class="dsq-reply-bar-items"> \
						</div> \
						<div id="dsq-reply-bar-auth-' + post_id + '" class="dsq-reply-bar-auth"> \
							 \
								 \
								 	<a href="#" class="dsq-help dsq-reply-req-opt" title="You are commenting as a Guest. You may choose to log into an existing DISQUS Profile, your Facebook, Twitter or OpenID account to comment on The Phoenix Real Estate Guy" onclick="Dsq.Popup.helpBadges(); return false">Optional:</a> \
								 \
								<img class="dsq-login-icon" src="http://media.disqus.com/images/dsq-favicon-16x16.png" alt="" /> \
								<a id="dsq-reply-login-' + post_id + '" href="http://disqus.com/profile/login/?next=article:25005607" onclick="Dsq.Popup.login(); return false">Login</a> \
								 \
									&nbsp;or&nbsp; \
									<img class="fb_login_image" src="http://static.ak.fbcdn.net/images/fbconnect/login-buttons/connect_light_small_short.gif" alt="Facebook Connect"/> \
									<a href="#" onclick="FB.Connect.requireSession(DisqusFbcParentController.onLogin); return false;">Connect</a> \
								 \
								&nbsp;or&nbsp; \
									<img src="http://media.disqus.com/images/twitter-signin-icon.png" alt="" /> \
									<a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false">Sign-in</a> \
								 \
								&nbsp;or&nbsp; \
									 <img src="http://media.disqus.com/images/openid-login-icon.png" alt="" /> \
									 <a href="#" onclick="Dsq.OpenID.requestURL(); return false">OpenID</a> \
								 \
							 \
						</div> \
					</div> \
					<div id="dsq-reply-' + post_id + '"></div> \
			</div> \
		';
	};

	//
	// Iframes
	//

	this._makeAttributes = function(attributes) {
		// Makes a tag attributes string out of an object.
		// Caller is responsible for making sure nothing needs to be escaped.
		var result = [];
		for (key in attributes) {
			result.push(' ' + key + '="' + attributes[key] + '"');
		}
		result = result.join('');
		return result;
	};

	this._frameGeneric = function(base_url, params, attributes) {
		if(typeof(disqus_callback_params) == 'undefined') {
			disqus_callback_params = '';
		}

		var default_params = {
			// TODO: These should be moved to Dsq.jsonData.
			'f'				: 'tpreg',
			't'				: '15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers',
			// Do we need encodeURIComponent here?
			'ifrs'			: encodeURIComponent(disqus_iframe_css),
			'to_redirect'	: encodeURIComponent(window.location),
			'cbp'			: disqus_callback_params,
			'ff'			: Dsq.Thread.ff,
			'fc'			: Dsq.Thread.fc,
			'ac'			: Dsq.Thread.ac,
			'default_text'	: disqus_default_text
		};

		base_url += '?' + (new Date()).getTime();
		// Add params to default_params.
		if(params) {
			for(var key in params) {
				if(params.hasOwnProperty(key)) {
					default_params[key] = encodeURIComponent(params[key]);
				}
			}
		}
		// Build querystring.
		for(var key in default_params) {
			if(default_params[key] && default_params.hasOwnProperty(key)) {
				base_url += '&' + key + '=' + default_params[key];
			}
		}

		return [
			'<iframe marginwidth="0" marginheight="0" hspace="0" vspace="0" frameborder="0"',
			(' allowtransparency="true" src="' + base_url + '"'),
			this._makeAttributes(attributes),
			'</iframe>'].join('');
	};

	this.frameLogin = function(opt_attributes) {
		var params = {};
		var base_url = 'http://disqus.com/embed/login.html';
		var attributes = opt_attributes || {};
		attributes['class'] = 'dsq-post-login';

		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameReply = function(post_id, extra_params, attributes) {
		// Returns the HTML for a reply iframe. Called by Dsq.Iframes.setReplyIframeToContainer
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = Dsq.Urls.REPLY;
		var params = {
			'def_email'		: disqus_def_email,
			'def_name'		: disqus_def_name
		};
		if(extra_params) {
			for(var key in extra_params) {
				if(extra_params.hasOwnProperty(key)) {
					params[key] = extra_params[key];
				}
			}
		}
		if(_meta) {
			params['parent_post'] = post_id;
		}
		if(typeof disqus_per_page != 'undefined') {
			params['per_page'] = disqus_per_page;
		}
		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		if(Dsq.jsonData.request.is_authenticated) {
			attributes['class'] += '-authenticated';
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameEdit = function(post_id) {
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = 'http://disqus.com/embed/edit.html';
		var params = {
			'p' : post_id
		};
		return this._frameGeneric(base_url, params, {'class': 'dsq-post-edit', 'name': 'dsq-edit_' + post_id + '-frame'});
	};

	//
	// Menus
	//

	this.menuMore = function(post_id) {
		// TODO: "Remove post" button should hide menu.
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		return ' \
			<li><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')">Link</a></li> \
			<li><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Profile</a></li>'
	+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
		? '	<li class="dsq-menu-sep"></li>' + (_meta.email ? '<li class="dsq-admin-email">' + _meta.email + '</li>' : '')
		+ '	<li class="dsq-admin-ip">' + _meta.ip + '</li> \
			<li class="dsq-menu-sep"></li>'
		+ (Dsq.jsonData.request.moderator_can_edit
			? ' <li class="dsq-admin-edit"><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit Comment</a></li>'
			: '')
		+ ' <li class="dsq-remove"><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); return false;">Remove Comment</a></li> \
			<li class="dsq-report-spam"><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); return false;">Mark Spam</a></li> \
			<li class="dsq-block-user"><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li>'
		: '');
	};

	this.menuMedia = function(post_id) {
		return ' \
			<li><a href="#" onclick="Dsq.Post.toggleMediaReply(this, ' + post_id + ', \'seesmic\'); return false;">Record video</a></li> \
		';
	};

	this.dropProfile = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};


		var menu = '<li class="dsq-drop-showlnk"><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Expand &#8663;</a></li>';
		var pointsMessage = '';
		if (userData['registered']) {
			pointsMessage = 'with ' + userData['points'] + ' points (more points are better).';
		}

		if (userData['is_remote']) {
			var domain = userData['remote_domain_name'];
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' is a ' + domain + ' user ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
			menu += '<span class="dsq-badge-' + domain.toLowerCase() + '">' + domain + '</span></li>';
		} else if (userData['registered']) {
			if (userData['verified']) {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a verified commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-verified">Verified</span></li>';
			} else {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a registered, but unverified, commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-registered">Registered</span></li>';
			}
		} else {
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has not claimed this commenter profile." onclick="Dsq.Popup.helpBadges()"><span class="dsq-badge-guest">Guest</span></li>';
		}

		menu += _includeServices();
		return menu;
	};

	//
	// Popups
	//

	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-content"> \
			<div class="dsq-popup-top"></div> \
			<div class="dsq-popup-body" class="clearfix"> \
				<div class="dsq-popup-body-padding"> \
					<div class="dsq-popup-header"> \
						<a class="dsq-close-link" href="#" onclick="Dsq.Popup._closePopup(null, true); return false"><img src="http://media.disqus.com/images/modal-close.png" alt="" /></a>'
						+ content['header']
					+ '</div>'
					+ content['body']
					+ '<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
				</div> <!-- padding --> \
			</div> <!-- body --> \
			<div class="dsq-popup-bottom"></div> \
		</div> \
		';
	};

	this.popupProfile = function(user_key) {
		var userServices = Dsq.Post.getUserServices(user_key, null);
		var userData = Dsq.jsonData['users'][user_key];
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		var _includeServices = function() {
			var html = '';
			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == 0
					? '<h4>Connections</h4><ul>'
					: '')
				+ '<li> \
					<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '" title="' + userServices[i].name.toLowerCase() + '" /> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank">'
					+ userServices[i].name
					+ '</a> \
				</li>'
				+ (i+1 == userServices.length ? '</ul>' : '');
			}
			return html;
		};

		headerHtml = ' \
			<table> \
				<tr> \
					<td> \
						<a class="dsq-profile-userurl" href="' + userData.url + '"><img class="dsq-popup-profile-avatar" src="' + userData['avatar'] + '" alt="" /></a> \
					</td> \
					<td> \
						<div class="dsq-popup-profile-user"> \
							<h3>' + userData['display_name'] + '</h3> \
							<div class="dsq-popup-profile-user-stats" id="dsq-popup-profile-user-stats-' + user_key + '">Loading...</div> \
						</div> \
					</td> \
				</tr> \
			</table> \
		';

		bodyHtml = ' \
			<div class="dsq-popup-profile-state"> \
				This is a&nbsp;<span class="'
					+ (userData['registered']
						? (userData['verified']
							? ' dsq-badge-verified'
							: (userData['is_remote']
								? ' dsq-badge-' + userData['remote_domain_name'].toLowerCase()
								: ' dsq-badge-registered')
							)
							: ' dsq-badge-guest') + '">'
			+ (userData['registered']
				? (userData['verified']
					? 'Verified'
					: (userData['is_remote']
						 ? userData['remote_domain_name']
						 : 'Registered')
					)
				: 'Guest')
			+ '</span>&nbsp;commenter profile.'
			+ '&nbsp;<a class="dsq-profile-userurl" href="' + userData.url + '"><strong>View more comments </strong></a>'
			+ (!userData['points']
				? '<p class="dsq-popup-notice">If this is you, <a href="http://disqus.com/profile" target="_blank">claim it now</a> to manage your comments.</p>'
				: '')
			+ ((userData['registered'] && !userData['verified'] && (Dsq.jsonData.request.username && (Dsq.jsonData.request.username == userData['username'])) && !userData['is_remote'])
				? '<p class="dsq-popup-notice"><strong>Alert</strong>: You have not verified this account. <a href="http://disqus.com/verify">Verify it now.</a></p>'
				: '')
			+ '</div> \
			<div id="dsq-profile-status-' + user_key + '" class="dsq-popup-profile-status" style="display:none"></div> \
			<div class="dsq-popup-profile-snapshot"> \
				<table> \
					<tr> \
						<td> \
							<div id="dsq-popup-profile-active-sites-wrapper-' + user_key + '"> \
								<h4>Most active sites</h4> \
								<ul id="dsq-popup-profile-active-sites-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
						<td>'
							+ _includeServices()
							+ '<div id="dsq-popup-profile-moderated-wrapper-' + user_key + '"> \
								<h4>Moderator of</h4> \
								<ul id="dsq-popup-profile-moderated-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupReblog = function() {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<cite><span>Reblog this comment</span></cite> \
		';

		bodyHtml = ' \
			<div id="dsq-reblog-form" class="dsq-reblog-form"> \
			</div> \
		';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupModal = function(title, message) {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<h3>' + title + '</h3> \
		';

		bodyHtml = message;

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.alertContent = function(name, post_id) {
		var alert = {
			'post_not_approved': {
				'title': 'Comment awaiting approval by a moderator',
				'message': 'Thanks for posting. Your comment must be approved by a moderator before appearing here.'
			},
			'post_has_profile': {
				'title': 'Use your existing commenter profile',
				'message': 'You have just posted your commment as a <span class="dsq-badge dsq-badge-guest">Guest</span>, but you may already have a <span class="dsq-badge dsq-badge-registered">Registered</span> commenter profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a>'
			}
		};
		return alert[name] || false;
	};

	//
	// Actions
	//

	this.voted = function(post_id, points, vote) {
		// Update number of points
		Dsq.$('dsq-points-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this comment.';

		// Update link text
		if(vote) {
			Dsq.$('dsq-rate-cont-' + post_id).innerHTML = 'You liked this.';
		}
	};

	this.subscribed = function(status) {
		var title, message;

		if(status) {
			title = 'Subscribed!';
			message = 'You have subscribed to this comment thread. New comments will be sent directly to your email inbox, where you may read and respond by email.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(0); return false">Unsubscribe</a> \
			';
		} else {
			title = 'Unsubscribed';
			message = 'You have unsubscribed to this comment thread. New comments will no longer be sent to your email inbox.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a> \
			';
		}

		Dsq.Popup.popModal(message, title);

	};
	
	this.highlighted = function() {
		Dsq.Popup.popModal('This comment has been highlighted.', 'Highlighted comment');
	};

	//
	// Media
	//

	this.mediaSeesmic = function(id, thumb) {
		return ' \
			<div id="dsq-seesmic-' + id + '_preview" class="dsq-seesmic-preview"><a href="http://www.seesmic.com/video/' + id + '" target="_blank" class="see_link">&nbsp;</a> \
				<div style="display:block;width:160px; height:120px; border:none; background-image:url(http://t.seesmic.com/thumbnail/' + thumb + ')"> \
					<div id="dsq-seesmic-' + id + '_hide" class="seePlayOverlay" style="display:none;"><img onclick="see_play_video(\'' + id + '\',false)" src="http://media.disqus.com/images/seesmic/stopOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; padding-top: 30px; padding-left: 50px" alt="" /></div> \
					<div id="dsq-seesmic-' + id + '_show" class="seePlayOverlay"><img onclick="see_play_video(\'' + id + '\',true)" src="http://media.disqus.com/images/seesmic/playOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; border:none; padding-top: 30px; padding-left: 50px" alt="" /></div> \
				</div> \
			</div> \
			<div id="' + id + '_content" style="display:block; width:100%; padding-top:5px"></div> \
		';
	};

	//
	// Callbacks
	//

	this.postComment_onSuccess = function(parent_post_id) {
		// Increment post count
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');
		
		if (num_posts) { 
			num_posts.innerHTML = parseInt(num_posts.innerHTML) + 1;
		}
		if (total_posts) { 
			total_posts.innerHTML = parseInt(total_posts.innerHTML) + 1;
		}
	};
};
// Dsq.Templates


/**
 * Dsq.Post
 */
Dsq.Post = new function() {
	this.openedMenu = {};
	this.menuEventListener = null;
	this.stateReplyToggled = {};
	this.stateEditToggled = {};
	this.stateRecordLink = {};

	/**
	 * Inserts a new post into the document.
	 *
	 * @param after_id {Number}	Insert a post before specified id.  If after_id
	 *							evaluates to false, then post in the front.  If
	 *							after_id is -1, post at the end.
	 */
	this.insert = function(after_id, id, message, author) {
		// Skeleton template from thread_posts.html.
		var skeleton = ' \
			<li id="dsq-comment-%(id)s"> \
				<div id="dsq-comment-header-%(id)s" class="dsq-comment-header"> \
					<cite id="dsq-cite-%(id)s" class="dsq-comment-cite"> \
						<a id="dsq-author-user-%(id)s" href="%(author_url)s" target="_blank" rel="nofollow">%(author_name)s</a> \
					</cite> \
				</div> \
				<div id="dsq-comment-body-%(id)s" class="dsq-comment-body"> \
					<div id="dsq-comment-message-%(id)s" class="dsq-comment-message">%(message)s</div> \
				</div> \
			</li> \
		';
		var _meta = Dsq.jsonData.posts[id];
		var _user_meta = Dsq.jsonData.users[_meta.user_key];
		var markup = Dsq.Utils.interpolate(skeleton, {
			id: id,
			message: message,
			author_url: _user_meta.blog,
			author_name: _user_meta.display_name
		});
		var div = document.createElement('div');
		markup = markup.replace(Dsq.COMMENTS_RE, Dsq.CommentsHandler);
		div.innerHTML = markup;

		if (after_id === -1) {
			Dsq.$('dsq-comments').appendChild(div);
		} else if (!after_id) {
			Dsq.$('dsq-comments').insertBefore(div, Dsq.$('dsq-comments').firstChild);
		} else if (Dsq.$('dsq-comment-' + after_id)) {
			// Get next node after "after_id", so we can insert before it.
			// If "after_id" is the last comment, the target node is the
			// last node.
			
			// var append_post_id = Dsq.Templates.appendPost(after_id).replace('<div id="','').replace('"></div>', '');
			var append_post_id = 'dsq-append-post-' + after_id;
			var node = Dsq.$(append_post_id);
			while (node = node.nextSibling) {
				if (!node || node.nodeType == 1) { // 1 == Node.ELEMENT_NODE
					break;
				}
			}
			if (!node) {
				node = Dsq.$(append_post_id);
			}
			node.parentNode.insertBefore(div, node);
		}
	};

	this.incrementPostCount = function() {
		
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');

		if (num_posts) {
			num_posts.innerHTML = parseInt(num_posts.innerHTML, 10) + 1;
		}
		if (total_posts) {
			total_posts.innerHTML = parseInt(total_posts.innerHTML, 10) + 1;
		}
	}
	
	this.outlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className += ' dsq-comment-outline';
		setTimeout("(function () { Dsq.Post.clearOutlineComment(" + post_id + ") })()", 3000);
	};
	
	this.clearOutlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className = Dsq.$('dsq-comment-' + post_id).className.replace('dsq-comment-outline', '');
	};

	this.showMenu = function(el, id, name) {
		var anchorPos = Dsq.Utils.findPos(el);
		var menu = document.createElement('ul');

		if(this.openedMenu) {
			if(this.openedMenu.linkClicked) {
				this.openedMenu.linkClicked = false;
				return;
			}
		}

		switch(name) {
			case 'more':
				menu.innerHTML = Dsq.Templates.menuMore(id);
				break;
			case 'media':
				menu.innerHTML = Dsq.Templates.menuMedia(id);
				break;
			default:
				break;
		}

		// Add menu to document body
		menu.id = 'dsq-menu-' + id;
		menu.className = 'dsq-menu';
		Dsq.$b.appendChild(menu);

		// Position and show
		anchorPos[1] += 15;
		menu.style.left = anchorPos[0] + 'px';
		menu.style.top = anchorPos[1] + 'px';
		menu.style.display = 'block';

		// Set global reference
		this.openedMenu = {
			'el' : menu,
			'id' : id,
			'name' : name,
			'linkClicked' : false
		};

		// Set listener
		this.menuEventListener = Dsq.Utils.addEventListener(document, 'mouseup', this._hideMenu);
	};

	this._hideMenu = function(e) {
		var el = e.target || e.srcElement;
		var openedMenu = Dsq.Post.openedMenu.el;
		var id = Dsq.Post.openedMenu.id;

		if(!id) {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link';
		} else {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link-' + id;
		}

		if(!openedMenu) {
			return;
		}

		if(!Dsq.Popup.isClicked(e, openedMenu.id)) {
			openedMenu.style.display = 'none';
			Dsq.Utils.removeEventListener(Dsq.Post.menuEventListener);
			Dsq.Utils.deleteNode(openedMenu);

		} else {
			// Hide the menu if a link was clicked inside the menu.  We can't
			// completely remove the menu until the onclick event on the link
			// fires, but the menuEventListener will prevent multiple menus
			// from polluting the DOM.
			if(el && typeof el.href != 'undefined') {
				openedMenu.style.display = 'none';
				Dsq.Post.openedMenu.el = null;
			}
		}

		if(Dsq.Popup.isClicked(e, link)) {
 			Dsq.Post.openedMenu.linkClicked = true;
		}
	};


	this.getUserServices = function(user_key, id) {
		if(!user_key && id) {
			var _meta = Dsq.jsonData.posts[id];
			user_key = _meta.user_key;
		}
		var userData = Dsq.jsonData['users'][user_key];
		var userServices = [];

		// Keep a full list of supported services. This is the order they will display in the drop-profile.
		// Each service must have a corresponding case in _buildServiceUrl()
		var supportedServices = ['blog', 'twitter', 'facebook', 'tumblr'];

		function _buildServiceUrl(serviceName) {
			var data = userData[serviceName];
			var services = {
				blog:		function(d) { return d; },
				twitter:	function(d) { return d; },
				facebook:	function(d) { return d; },
				tumblr:		function(d) { return 'http://' + d + '.tumblr.com'; }
			};
			return services[serviceName](data);
		}

		for(var i = 0; i < supportedServices.length; i++) {
			if(userData[supportedServices[i]]) {
				var serviceUrl = _buildServiceUrl(supportedServices[i]);
				userServices.push({'name' : supportedServices[i], 'url' : serviceUrl});
			}
		}
		return userServices;
	}

	this.dropProfile = function(id) {
		var dp = Dsq.$('dsq-drop-profile-' + id);

		// IE6 needs JS to display/hide. All other browsers use CSS.
		if(dp) {
			if(Dsq.Utils.ie6) dp.style.display = (dp.style.display == 'inline') ? 'none' : 'inline';
			return false;
		} else {
			dp = document.createElement('ul');
		}

		dp.id = 'dsq-drop-profile-' + id;
		dp.className = 'dsq-drop-profile';

		if(Dsq.Utils.ie6) { dp.style.display = 'inline'; }

		var container = Dsq.$('dsq-header-avatar-' + id);
		dp.innerHTML = Dsq.Templates.dropProfile(id);
		container.appendChild(dp);
	};

	this.dropProfileMore = function(el, id) {
		var hiddenItems = Dsq.$('dsq-drop-hidden-' + id);

		hiddenItems.style.display = 'inline';
		el.parentNode.style.display = 'none';
	};

	this._updateReplyLinks = function(el, id) {
		// Update "reply / cancel" links based on state.
		var displayDict = {};

		if(id) {
			if(this.stateReplyToggled[id]) {
				el.innerHTML = 'Cancel';
				displayDict['media'] = 'inline';
				displayDict['edit'] = 'none';
			} else {
				el.innerHTML = 'Reply';
				displayDict['media'] = 'none';
				displayDict['edit'] = 'inline';
			}
		}

		for(var key in displayDict) {
			if(displayDict.hasOwnProperty(key)) {
				var	linkEl = Dsq.$('dsq-' + key + '-el-' + id),
					spacer = Dsq.$('dsq-' + key + '-spacer-' + id);

				if(linkEl) {
					linkEl.style.display = displayDict[key];
					if(spacer) spacer.style.display = displayDict[key];
				}
			}
		}
	};

	this._updateMediaLinks = function(el, id) {
		// Update "use media / cancel" links based on state.
		var appendId = (id) ? ('-' + id) : '';
		var link = Dsq.$('dsq-media-link' + appendId);

		if(this.stateRecordLink[id]) {
			link.innerHTML = 'Cancel Media';
			link.onclick = function() { Dsq.Post.toggleMediaReply(link, id); return false; };
		} else {
			link.innerHTML = 'Use Media <small>&#9660;</small>';
			link.onclick = function() { Dsq.Post.showMenu(link, id, 'media'); return false; };
		}
	};

	this.toggleReply = function(el, id) {
		// Create reply IFrame
		if (window.disqus_use_postmessage) {
			if (!this.stateReplyToggled[id]) {
				Dsq.$('dsq-reply-' + id).style.display = 'block';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				// Create IFrame if it doesn't exist.
				if (!Dsq.frames['reply_' + id]) {
					var _meta = Dsq.jsonData.posts[id];
					Dsq.frames['reply_' + id] = new Dsq.ReplyFrame(Dsq.$('dsq-reply-frame-' + id), id);
					Dsq.frames['reply_' + id].init();
					Dsq.frames['reply_' + id].setState(id, _meta.depth);
				}
			} else {
				Dsq.$('dsq-reply-' + id).style.display = 'none';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
			}
		} else {
			// DEPRECATED
			if(!this.stateReplyToggled[id]) {
				// Reply toolbar
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(Dsq.$('dsq-reply-' + id), id);
			} else {
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
				Dsq.Iframes.hideAllInContainer(Dsq.$('dsq-reply-' + id));
				if(this.stateRecordLink[id]) {
					// HACK: Cancel media before canceling self.
					this.toggleMediaReply(Dsq.$('dsq-media-link-' + id), id);
				}
			}
		}

		this.stateReplyToggled[id] = !this.stateReplyToggled[id];
		this._updateReplyLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-reply-' + id); }

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: id,
			opened: this.stateReplyToggled[id]
		});
	};

	this.toggleMediaReply = function(el, id, xtype) {
		id = id || 0;
		if(id) {
			var container = Dsq.$('dsq-reply-' + id);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(!this.stateRecordLink[id]) {
			Dsq.Iframes.showReplyIframeInContainer(container, id, {xtype:xtype}, 'dsq-post-video');
		} else {
			Dsq.Iframes.showReplyIframeInContainer(container, id);
		}
		this.stateRecordLink[id] = !this.stateRecordLink[id];
		this._updateMediaLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};

	this.edit = function(el, id) {
		Dsq.$('dsq-comment-message-' + id).innerHTML = Dsq.Templates.frameEdit(id);
		el.parentNode.style.display = 'none';
		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-comment-message-' + id); }
	};

    this.rate = function(el, id, vote) {
		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
                Dsq.$('dsq-rate-cont-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
            }

            Dsq.Utils.execScript('http://disqus.com/forums/tpreg/vote.js'
                + '?post_id='    + id
                + '&vote='        + vote);

		} else {
			Dsq.Popup.login(Dsq.Strings.TO_RATE_PLEASE_LOG_IN);
		}
    };

	this.report = function(id, confirmed) {
		if(confirmed) {
			Dsq.Utils.postToUrl('http://disqus.com/forums/tpreg/15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers/post_report/', {'post_id': id});
			Dsq.Popup.popModal('Thank you. This comment has been flagged for moderator attention.', 'Successfully flagged');
			Dsq.Utils.deleteNode(Dsq.$('dsq-post-report-' + id));
		} else {
			var title = Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT;
			var message = Dsq.Strings.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR + '? \
			<br /><br /> \
			<button onclick="Dsq.Popup._closePopup(null, true)"><strong>' + Dsq.Strings.NO + '</strong>, ' + Dsq.Strings.NEVER_MIND + '</button>&nbsp;&nbsp;&nbsp;<button onclick="Dsq.Post.report(' + id + ', true);"><strong>' + Dsq.Strings.YES + '</strong>, ' + Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT + '</button><br /><br />'
			+ Dsq.Strings.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION + '. \
			';

			Dsq.Popup.popModal(message, title, id);
		}
	};



	this.showAlert = function(id, msg) {
		var msgEl = Dsq.$('dsq-comment-message-' + id);
		var alert = '<div class="dsq-comment-alert">' + msg + '</div>';

		msgEl.innerHTML = alert + msgEl.innerHTML;
	};

};
// Dsq.Post


/**
 * Dsq.Thread
 */
Dsq.Thread = new function() {
	this.fc = null;
	this.ff = null;
	this.ac = null;

	
	this.adminIsOn = false;

	
	
	

	this.hlComment = null;
	this.hlCommentClass = null;

	this.getNextComment = function(el) {
		var start_id = el.id;
		while(el = el.nextSibling) {
			if(el.id && el.id.indexOf('dsq-comment-') != -1 && el.id != start_id) {
				return el;
			}
		}
		return null;
	};

	this.getActiveCommentId = function() {
		if (document.URL.indexOf('#comment-') >= 0) {
			var anchor = document.URL.slice(document.URL.indexOf('#') + 1);
			return anchor.replace('comment-', '');
		}
		return null;
	};

	this.highlightAnchor = function() {
		var i = this.getActiveCommentId();
		if (i == null) return false;
		var id = 'dsq-comment-' + i;
		var hash = window.location.hash;

		// Toggle the hash incase the comment isn't available when the page loads
		// for WebKit-based browsers.
		if (Dsq.Utils.webkit) {
			window.location.hash = '';
			window.location.hash = hash;
		}

		this.hlComment = Dsq.$(id);
		// Adding this conditional guard pending #289
		if (!this.hlComment) {
			return;
		}
		this.hlCommentClass = this.hlComment.className;
		this.hlComment.className += ' dsq-hl-anchor';

		setTimeout("Dsq.Thread.highlightClear()", 3000);
	};

	this.highlightClear = function() {
		if (!this.hlComment) {
			return;
		}
		this.hlComment.className = this.hlCommentClass;
	};

	this.login = function(toggle) {
		// toggle id is #dsq-reply-login-[id]
		var postId;
		if(toggle.id.indexOf('dsq-reply-login') != -1) {
			postId = toggle.id.slice(16);
			var container = Dsq.$('dsq-reply-' + postId);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(toggle) {
			if(toggle.className == 'dsq-login-active') {
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(container, postId);
				toggle.className = '';
			} else {
				Dsq.Iframes.showLoginIframeInContainer(container, postId);
				toggle.className = 'dsq-login-active';
			}
		} else {
			Dsq.Iframes.showLoginIframeInContainer(container, postId);
		}

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};


	this.paginate = function(page, el_clicked, per_page) {
		// Use extra_params to pass any override parameters that we need to persist.
		var extra_params = '';

		// "Per page" can either be overriden by providing it as an argument
		// (per-call) or setting the disqus_per_page override variable (global).
		if(typeof per_page == 'undefined') {
			per_page = null;
		}
		if(typeof disqus_per_page != 'undefined' && per_page === null) {
			per_page = disqus_per_page;
		}

		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}
		if(per_page !== null) {
			extra_params += '&per_page=' + per_page;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			el_clicked.style.display = 'none';
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/tpreg/thread.js'
			+ '?slug='	+ '15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers'
			+ '&p='		+ page
			+ extra_params);
	};

	this.sortBy = function(sort) {
		var disqus_script = document.createElement('script');
		var disqus_date = new Date();

		if (location.hash != '') {
			location.hash = '#disqus_thread';
		}

		if(typeof(disqus_url) == 'undefined') {
			disqus_url = disqus_href;
		}
		disqus_script.type = 'text/javascript';
		disqus_script.src = 'http://disqus.com/forums/tpreg/thread.js'
			+ '?slug='	+ '15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers'
			+ '&sort='	+ sort
			+ '&title='
			+ '&'		+ disqus_date.getTime();

		Dsq.$('dsq-comments').innerHTML = '<img src="http://media.disqus.com/images/loading.gif">';
		Dsq.container.appendChild(disqus_script);
	};

	this.subscribe = function(status, email) {
		// `status` is an int -- 1 to subscribe, 0 to unsubscribe
		if(Dsq.jsonData.request.is_authenticated || email) {
			// If authenticated user OR anonymous email provided

			if(email) {
				Dsq.Popup._closePopup(null, true);
			}

			Dsq.Utils.execScript('http://disqus.com/forums/tpreg/subscribe.js'
				+'?status=' 	+ status
				+ '&slug='		+ '15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers'
				+ '&email=' 	+ encodeURIComponent(email));

		} else if(!email) {
			// If anonymous user and no email has been provided yet, prompt for email

			var title = 'Subscribe to this comment thread';
			var message = ' \
				New comments will be sent directly to your email inbox! \
				<div class="dsq-subscribe-submit"> \
					<p><strong>Enter your email address below.</strong></p> \
					<input type="text" id="dsq-subscribe-email"> \
					<button onclick="Dsq.Thread.subscribe(1, Dsq.$(\'dsq-subscribe-email\').value)">Subscribe</button> \
				</div> \
			';

			Dsq.Popup.popModal(message, title);
		}
	};

	this.showSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return;
		}

		/* The form has to be re-designed when more options will come out. */
		var html = 'Automatically close comments after <input size="3" id="dsq-thread-days-alive" value="' + Dsq.jsonData.thread.days_alive + '" type="text" /> days. Existing comments will still be displayed.<br /><br />(Using 0 days will disable this feature)<br /><br />'
								 + '<button onclick="Dsq.Thread.updateDaysAlive();" class="dsq-button-small"><span>Save</span></button>'
								 + '<span id="dsq-thread-settings-status" class="dsq-options-status"></span>';
		Dsq.Popup.popModal(html, 'Settings');
	};

	this.updateDaysAlive = function() {
		var days = Dsq.$('dsq-thread-days-alive').value;
		var status = Dsq.$('dsq-thread-settings-status');
		Dsq.Utils.postToUrl('http://disqus.com/forums/tpreg/update_days_alive.js', {days:days,thread:Dsq.jsonData.thread.id});
		status.innerHTML = 'Saved!';
		window.setTimeout(function() { status.innerHTML = ''; }, 1000);
	};
};
// Dsq.Thread

Dsq.Events = function() {
	var obj = {};

	// Private
	var handlers = {};
	var getHandlers = function(event) {
		if (handlers[event] === undefined) {
			handlers[event] = [];
		}
		return handlers[event];
	};

	// Public
	// Value keys : postId, node, xtype
	obj.REPLY_IFRAME_CREATED = 1;
	// Value keys : postId, opened
	obj.REPLY_IFRAME_TOGGLED = 2;
	obj.fire = function(event, opt_value) {
		if (!event) {
			throw new Error('Unknown event');
		}
		var value = opt_value || {};
		for (var i=0; i<getHandlers(event).length; i++) {
			getHandlers(event)[i](value);
		}
	};
	obj.addHandler = function(event, callback) {
		getHandlers(event).push(callback);
	};

	return obj;
}();

/**
 * Dsq.Realtime
 */
Dsq.Realtime = new function() {
	var initialized = false;
	var interval = null;
	var last_checked = Dsq.jsonData.request.timestamp;
	var new_posts = [];
	var ongoing_request = false;
	var prev_script = null;

	function updateNewPostCount() {
		Dsq.$('dsq-realtime-alert').style.display = new_posts.length ? 'block' : 'none';

		Dsq.$('dsq-realtime-queued').innerHTML = new_posts.length
		+ ' new '
		+ Dsq.Utils.pluralize(new_posts.length, 'comment', 'comments')
		+ Dsq.Utils.pluralize(new_posts.length, ' was', ' were')
		+ ' just posted.';

		Dsq.$('dsq-realtime-show').innerHTML = '(' + Dsq.Strings.SHOW + ')';
	}

	function insertNewPosts() {
		var post_id = null;
		var after_id = Dsq.$('dsq-sort-select').value === 'oldest' ? -1 : null;

		for (var i=0; i<new_posts.length; i++) {
			post_id = new_posts[i];
			Dsq.Post.insert(after_id, post_id, Dsq.jsonData.posts[post_id].message);
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		}
		new_posts = [];
	}

	this.enableInterval = function() {
		interval = setInterval(Dsq.Realtime.check, Dsq.jsonData.context.realtime_speed);
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.ENABLED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.PAUSE + ')';
	}

	this.disableInterval = function() {
		if (interval) {
			clearInterval(interval);
			interval = null;
		}
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.PAUSED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.RESUME + ')';
	}

	this.toggleInterval = function() {
		if (!interval) {
			Dsq.Realtime.enableInterval();
		} else {
			Dsq.Realtime.disableInterval();
		}
		return false;
	}

	this.initialize = function() {
		if (!initialized) {
			initialized = true;
			Dsq.$('dsq-realtime-toggle').onclick = this.toggleInterval;
			if (!Dsq.jsonData.forum.streaming_realtime) {
				Dsq.$('dsq-realtime-show').onclick = this.show;
				updateNewPostCount();
			}
			if (Dsq.jsonData.thread.realtime_paused) {
				Dsq.Realtime.disableInterval();
			} else {
				Dsq.Realtime.enableInterval();
			}
		}
	}

	this.show = function() {
		insertNewPosts();
		updateNewPostCount();
		return false;
	}

	this.check = function() {
		if (!ongoing_request && Dsq.jsonData.realtime_enabled) {
			if (prev_script) {
				prev_script.parentNode.removeChild(prev_script);
			}
			ongoing_request = true;
			prev_script = Dsq.Utils.execScript('http://disqus.com/forums/25005607/realtime.js?timestamp=' + last_checked);
		}
	};

	this.update = function(timestamp, posts, users) {
		ongoing_request = false;
		last_checked = timestamp;

		if (users) {
			for (var user_id in users) {
				if (users.hasOwnProperty(user_id)) {
					if (!Dsq.jsonData.users[user_id]) {
						Dsq.jsonData.users[user_id] = users[user_id];
					}
				}
			}
		}

		if (posts) {
			for (var post_id in posts) {
				if (posts.hasOwnProperty(post_id)) {
					if (!Dsq.jsonData.posts[post_id]) {
						Dsq.jsonData.posts[post_id] = posts[post_id];
						new_posts.push(post_id);
					}
				}
			}

			if (Dsq.jsonData.forum.streaming_realtime) {
				insertNewPosts();
			} else {
				updateNewPostCount();
			}
		}
	};

}();

// DEPRECATED
Dsq.Iframes = function() {
	// Different style of object from the above. Hoping to switch to this for some reason.
	var obj = {};

	// Private
	var showIframeInContainer = function(container, id, markup) {
		// Look through container for iframes, hiding them, except show one that matches id
		// If none of them matched id, create a new iframe using markup and insert it.
		// Returns the iframe node if and only if it was newly created.
		var found = false;
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				if (child.id == id) {
					child.style.display = 'block';
					found = true;
				} else {
					child.style.display = 'none';
				}
			}
		}
		if (found) {
			return;
		}
		// The iframe wasn't found, so construct it and add it to the container.
		// Don't use innerHTML because it might reload iframes
		var div = document.createElement('div');
		div.innerHTML = markup;
		var iframe = div.childNodes[0];
		div.removeChild(iframe);
		container.appendChild(iframe);
		return iframe;
	};

	// Public
	obj.makeReplyIframeId = function(opt_postId, opt_xtype) {
		var id = 'dsq-post-add-iframe';
		if (opt_xtype) {
			id += '-' + opt_xtype;
		}
		if (opt_postId) {
			id += '-' + opt_postId;
		}
		return id;
	};
	obj.makeLoginIframeId = function(opt_postId) {
		if (!opt_postId) {
			return 'dsq-login-iframe';
		}
		return 'dsq-login-iframe-' + opt_postId;
	};
	obj.makeReplyIframeName = function(opt_postId, opt_xtype) {
		var name = 'dsq-reply-frame';
		if (opt_xtype) {
			name += '-' + opt_xtype;
		}
		if (opt_postId) {
			name += '-' + opt_postId;
		}
		return name;
	};
	obj.showReplyIframeInContainer = function(container, opt_postId, opt_extraParams, opt_className) {
		// Construct the id so we can check if it's already present.
		// Hide any other iframes we find, and show this one if it's found.
		var params = opt_extraParams || {};
		// use xtype in the id and name so we can distinguish media replies from text replies:
		var id = Dsq.Iframes.makeReplyIframeId(opt_postId, params.xtype);
		var name = Dsq.Iframes.makeReplyIframeName(opt_postId, params.xtype);
		var attributes = {
			'id': id,
			'name': name,
			'class': opt_className || 'dsq-post-reply'
			};
		var markup = Dsq.Templates.frameReply(opt_postId, opt_extraParams, attributes);
		var iframe = showIframeInContainer(container, id, markup);
		// It was newly created
		if (iframe) {
			Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_CREATED, {
				postId: opt_postId,
				node: iframe,
				xtype: params.xtype
			});
		}
	};
	obj.showLoginIframeInContainer = function(container, opt_postId) {
		var id = Dsq.Iframes.makeLoginIframeId(opt_postId);
		var markup = Dsq.Templates.frameLogin({id: id});
		showIframeInContainer(container, id, markup);
	};
	obj.showReplyIframeInContainerIfAllowed = function(container, opt_postId) {
		if (Dsq.jsonData.context.show_reply) {
			obj.showReplyIframeInContainer(container, opt_postId);
		} else {
			obj.hideAllInContainer(container);
		}
	};
	obj.hideAllInContainer = function(container) {
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				child.style.display = 'none';
			}
		}
	};

	return obj;
}();

Dsq.Twitter = new function() {
	var that = this;

	this.startTwitterConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._twitterWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/twitter/begin/', 'twitterWindow', popupParams);
		that._twitterInterval = window.setInterval(that.completeTwitterConnect, 1000);
	};

	this.completeTwitterConnect = function() {
		if (that._twitterWindow.closed) {
			window.clearInterval(that._twitterInterval);
			window.location.reload();
		}
	};
};

Dsq.Yahoo = new function() {
	var that = this;

	this.startYahooConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._yahooWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/yahoo/begin/', 'yahooWindow', popupParams);
		that._yahooInterval = window.setInterval(that.completeYahooConnect, 1000);
	};

	this.completeYahooConnect = function() {
		if (that._yahooWindow.closed) {
			window.clearInterval(that._yahooInterval);
			window.location.reload();
		}
	};
};

Dsq.OpenID = new function() {
	var that = this;

	this.requestURL = function() {
		var message = '<table class="dsq-openid-form"><tr><td style="vertical-align:top;" rowspan="2"><img src="' + Dsq.jsonData.settings.media_url + '/images/openid-icon-100x100.png" /></td>';
		message += '<td><label for="dsq-openid-url">OpenID URL:</label></td><td><input type="text" id="dsq-openid-url" /></td></tr>';
		message += '<tr><td><label for="dsq-openid-username">Display name:</label></td><td><input type="text" id="dsq-openid-username" /></td></tr>';
		message += '<tr><td class="dsq-openid-submit" colspan="3"><input type="button" value="Sign in" onclick="Dsq.OpenID.startConnect();" /></td></tr>';
		message += "</table>";

		Dsq.Popup.popModal(message, 'Sign in using OpenID');
	};

	this.startConnect = function() {
		var isblank = function(str) {
			return /^\s*$/.test(str);
		};

		var openid_url = Dsq.$('dsq-openid-url').value;
		var username = Dsq.$('dsq-openid-username').value;

		if (isblank(openid_url)) {
			return;
		}

		var popupParams = 'location=0,status=0,width=800,height=500';
		var url = Dsq.jsonData.settings.disqus_url + '/_ax/openid/begin/' + '?url=' + encodeURIComponent(openid_url) + '&username=' + encodeURIComponent(username);
		that._openidWindow = window.open(url, 'openidWindow', popupParams);
		that._openidInterval = window.setInterval(that.completeConnect, 1000);
	};

	this.completeConnect = function() {
		if (that._openidWindow.closed) {
			window.clearInterval(that._openidInterval);
			window.location.reload();
		}
	};
};

Dsq.Reaction = new function() {
	var that = this;

	this.hide = function(id) {
		Dsq.Utils.execScript('http://disqus.com/forums/tpreg/hidereaction.js?' + 'reaction_id=' + id);
	};

	this.reportMissingReactions = function() {
		if (!Dsq.jsonData.request.is_moderator || !Dsq.jsonData.forum.reactions_enabled) {
			return;
		}

		if (Dsq.jsonData.thread.queued) {
			Dsq.Popup.popModal('Your report has been received. The system will automatically search for new reactions; if any are found, they will be displayed on this comment thread.<br/><br/>Thank&nbsp;you.',
												 'Reported missing reactions');
			return;
		}

		Dsq.Utils.execScript(Dsq.jsonData.settings.disqus_url + '/forums/tpreg/queueurl.js');
	};
};

Dsq.CNN = function() {
	var obj = {};

	obj.authenticate = function() {
		var url = Dsq.jsonData.settings.disqus_url + "/saml/cnn/try/";
		Dsq.Utils.postToUrl(url, {'target': document.location}, true);
	};

	return obj;
}();


if(Dsq.Utils.ie6) {
	(function() {
		DSQ_HEADER_AVATAR_RE = /<div class="dsq-header-avatar"(.*?)>/gim;
		Dsq.Templates.registerFilter('postPrependHeader', function(html, post_id) {
			// Add "onmouseout" for dsq-header-avatar for dropProfile
			// functionality since IE6 cannot use :hover.
			function _headerAvatarReplace(content, inner, _unused, html) {
				return '<div class="dsq-header-avatar" '
					+ inner
					+ ' onmouseout="Dsq.Post.dropProfile(' + post_id + ')">';
			}
			html = html.replace(DSQ_HEADER_AVATAR_RE, _headerAvatarReplace);
			return html;
		});
	})();
}





	// TODO: Move Seesmic code outside of the main script.  Don't let this script clobber the global namespace.
	if(typeof seesmic == 'undefined') { var seesmic = {}; }
	seesmic.widget = new function () {
		this.callback = function (data) {
			playerVersion = data.disqusplayer;
		};
	};

	
	var scriptEl = document.createElement('script');
	scriptEl.setAttribute('type', 'text/javascript');
	scriptEl.setAttribute('src', 'http://seesmic.com/version.js?callback=seesmic.widget.callback');
	document.getElementsByTagName('head')[0].appendChild(scriptEl);

	
	var scriptEl = document.createElement('script');
	scriptEl.setAttribute('type', 'text/javascript');
	scriptEl.setAttribute('src', 'http://media.disqus.com/javascript/library/swfobject.js');
	document.getElementsByTagName('head')[0].appendChild(scriptEl);

	function see_play_video(_videoUri, _add) {
		var swf = !!playerVersion ? playerVersion : 'http://seesmic.com/embeds/StandalonePlayer.swf';

		flashcontentDiv = Dsq.$(_videoUri + '_content');
		previewDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_preview');
		hideDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_hide');
		showDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_show');
		if(_add) {
			// push flash widget
			var so = new SWFObject(swf, 'sotester', '300', '270', '9', '#000000');
			so.addVariable('video', _videoUri);
			so.addParam('allowFullScreen', 'true');
			so.addParam('allowScriptAccess','always');
			so.useExpressInstall('swfobject/expressinstall.swf');
			so.write(_videoUri + '_content');

			previewDiv.style.display = 'none';
			hideDiv.style.display = 'block';
			showDiv.style.display = 'none';
		}
		else {
			flashcontentDiv.innerHTML = '';
			previewDiv.style.display = 'block';
			hideDiv.style.display = 'none';
			showDiv.style.display = 'block';
		}
	};





(function() {
	//
	// Load theme.  This overrides the base templates with template functions
	// from the respective themes.
	//
	if (Dsq.jsonData.integration.theme == 4) {
		var theme = 'narcissus';
		// HACK: Set variable on window to use post message.
		window.disqus_use_postmessage = true;

		
		for(var prop in Dsq.Themes[theme]) {
			if(Dsq.Themes[theme] && Dsq.Themes[theme].hasOwnProperty(prop)) {
				Dsq.Templates[prop] = Dsq.Themes[theme][prop];
			}
		}
		
		for(var prop in Dsq.Post) {
			if(Dsq.Themes[theme] && Dsq.Themes[theme].hasOwnProperty(prop)) {
				Dsq.Post[prop] = Dsq.Themes[theme][prop];
			}
		}
	}

	//
	// Register templates.  This must be done after all themes are loaded.
	//
	Dsq.Templates.registerTemplate('authPost', Dsq.Templates.authPost);
	Dsq.Templates.registerTemplate('header', Dsq.Templates.header);
	Dsq.Templates.registerTemplate('footer', Dsq.Templates.footer);
	Dsq.Templates.registerTemplate('trackbacks', Dsq.Templates.trackbacks);
	Dsq.Templates.registerTemplate('reactions', Dsq.Templates.reactions);
	Dsq.Templates.registerTemplate('prependPost', Dsq.Templates.prependPost);
	Dsq.Templates.registerTemplate('appendPost', Dsq.Templates.appendPost);
	Dsq.Templates.registerTemplate('postPrependHeader', Dsq.Templates.postPrependHeader);
	Dsq.Templates.registerTemplate('postAppendHeader', Dsq.Templates.postAppendHeader);
	Dsq.Templates.registerTemplate('preBody', Dsq.Templates.preBody);
	Dsq.Templates.registerTemplate('postBody', Dsq.Templates.postBody);
	Dsq.Templates.registerTemplate('postFooter', Dsq.Templates.postFooter);
	Dsq.Templates.registerTemplate('_popupGeneric', Dsq.Templates._popupGeneric);
	Dsq.Templates.registerTemplate('voted', Dsq.Templates.voted);
	Dsq.Templates.registerTemplate('popupProfile', Dsq.Templates.popupProfile);
	Dsq.Templates.registerTemplate('postBox', Dsq.Templates.postBox);
	Dsq.Templates.registerTemplate('pagination', Dsq.Templates.pagination);
	Dsq.Templates.registerTemplate('postComment_onSuccess', Dsq.Templates.postComment_onSuccess);

})();

Dsq.container.className = "clearfix";
Dsq.container.innerHTML = ' \
<ul id="dsq-comments">\
	 <li id="dsq-comment-12485563">\
	 <div id="dsq-comment-header-12485563" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485563" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485563" href="http://humblehomesforsale.com/" target="_blank" rel="nofollow">James Wheelock@Humble Real Est</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485563" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485563" class="dsq-comment-message">Ok, so I am hoping that there is a CPA somewhere that can shed some light on how a state Mortgage Revenue Bond can prevent home buyers from getting the tax credit. Also I would like to know what other types of programs can prevent buyers from getting the grant.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>James Wheelock&#180;s last blog post..<a href="http://humblehomesforsale.com/atascocita-meadows/" rel="nofollow">Atascocita Meadows</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-13196756">\
	 <div id="dsq-comment-header-13196756" class="dsq-comment-header">\
	 <cite id="dsq-cite-13196756" class="dsq-comment-cite">\
	 <a id="dsq-author-user-13196756" href="http://mmohut.com" target="_blank" rel="nofollow">MMOGamer13</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-13196756" class="dsq-comment-body">\
	 <div id="dsq-comment-message-13196756" class="dsq-comment-message">Only 15,000 questions? I have a million.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485564">\
	 <div id="dsq-comment-header-12485564" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485564" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485564" href="http://www.mysteamroom.com/" target="_blank" rel="nofollow">Steam</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485564" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485564" class="dsq-comment-message">I\'m curious: If I close on a house before this bill is passed, am I ineligible for the tax credit?  I am considering bidding on an auction this week, but I\'d hate to throw away $15,000 by refusing to wait a couple weeks.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Steam&#180;s last blog post..<a href="http://mysteamroom.com/2009/02/07/steam-shower/" rel="nofollow">Steam Shower Design</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485661">\
	 <div id="dsq-comment-header-12485661" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485661" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485661" href="http://twitter.com/SLafontaine/statuses/1187373991" target="_blank" rel="nofollow">SLafontaine (Shanna Lafontaine</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485661" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485661" class="dsq-comment-message">RT: <a rel="nofollow" href="http://twitter.com/PhxREguy">@PhxREguy</a> New on TPREG: $15,000 Home Buyers Tax Credit Brings 15,000 Questions -- <a href="http://bit.ly/nv2w" rel="nofollow">http://bit.ly/nv2w</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485565">\
	 <div id="dsq-comment-header-12485565" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485565" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485565" href="http://businessfusionpro.com/" target="_blank" rel="nofollow">Bryan</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485565" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485565" class="dsq-comment-message">This would be great if it went through.  Our economy is driven by home sales.  Every business in the country would benefit if more folks could get into homes and start building equity again.  I personally hope that the senate and the house can get on the same page on this.  It would incredibly helpful for all of us.<br><br>Bryan<br><a href="http://businessfusionpro.com" rel="nofollow">http://businessfusionpro.com</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485566">\
	 <div id="dsq-comment-header-12485566" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485566" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485566" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485566" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485566" class="dsq-comment-message">Steam - the current version (which has yet to pass the Senate, much less the conference committee after that) has the tax credit becoming valid <i>when the bill is enacted</i>. So <b>if</b> it stays as-is and is signed into law, then no, you wouldn\'t be eligible for a credit on anything that closed before the President signed the bill into law.<br><br>Things could change though. <br><br>Personally, if it were me, I\'d wait until the stimulus bill gets enacted.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485567">\
	 <div id="dsq-comment-header-12485567" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485567" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485567">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485567" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485567" class="dsq-comment-message">jay - BUT there is a possibility that as it stands, you could earn $7,500 free and clear (if they leave the waiver of repayment of the current $7,500 tax credit) if you purchase BEFORE the stimulus bill goes into play, which could be a LOT better than a 15,000 non-refundable tax credit....either way it\'s speculation - but as the bill stands right now, it looks like it would be better to purchase prior to the stimulus bill being passed into law...Again this is ALL speculation because as the article points out, nothing is set in stone.  But if the bill stands as is, it certainly seems better to buy now than later, depending on your tax status.  For us, I only owe $3500 in taxes each year - so the $15,000 as it stands would only provide me $7,000 - the $7,500 free and clear seems like a much better deal...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485568">\
	 <div id="dsq-comment-header-12485568" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485568" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485568" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485568" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485568" class="dsq-comment-message">That\'s a great point Tyler. The problem is, right now the whole thing is a crap shoot. We just don\'t know what the final bill is going to look like. I suspect no matter what they do, someone is going to get screwed one way or another because they do or do not just fall to either side of some line.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485569">\
	 <div id="dsq-comment-header-12485569" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485569" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485569">Lori</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485569" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485569" class="dsq-comment-message">The 7500 is not free and clear, it has to be paid back over 5 years.  The 15000 is a much better deal.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485570">\
	 <div id="dsq-comment-header-12485570" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485570" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485570">Lori</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485570" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485570" class="dsq-comment-message">Won\'t let me edit.  Meant too write that it has to be paid back over 15 years, not 5.  The pay7back period starts after 2 years, and is over 15 years OR when you sell the house.  The 15000 is a better deal, as it is a true credit and does not have to be repaid.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485571">\
	 <div id="dsq-comment-header-12485571" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485571" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485571" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485571" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485571" class="dsq-comment-message">Lori - I don\'t think the $15K credit is necessarily a much better deal. It depends on the person\'s situation.<br><br>If someone has a low tax liability (say they pay $2000 a year in taxes) then  $4,000 is the most they benefit from the $15K tax credit.  They may be better off with the $7,500 interest free loan. That\'s money in the pocket that could be invested. It\'s a tough call, made tougher by the fact that he $15K credit cold change between now and when/if it becomes law.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485572">\
	 <div id="dsq-comment-header-12485572" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485572" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485572">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485572" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485572" class="dsq-comment-message">Lori - also - as the current package stands, they have included a "Waiver of repayment" of the $7,500 tax credit for those who purchase in 2009.  As Jay said, things could change, but the bills in their current form would set up three groups of people:<br><br>1.  Those who purchased before January 2009 who are eligible for the $7,500 tax credit (loan) -who get $7,500 and have to repay over 15 years.<br><br>2.  Those who purchased between January 1, 2009 and before the stimulus bill gets signed into law.  They will get (as it currently stands) $7,500 free and clear, and not have to repay it.  GRANTED things could (and most likely will) change - and this provision could be removed.  Even if they remove the "waiver of repayment" clause, these people would STILL get $7,500 tax credit (loan).<br><br>3.  Those who purchase AFTER the stimulus package gets signed into law.  They will get the $15,000 non-refundable tax credit up to the amount they pay in taxes each year.<br><br>Jay - the ONLY way I see people really feeling bad about this is those who purchased in December 2008 (especially towards the end) who still have to repay the $7,500 (vs. those who purchased early 2009 who got the $7,500 free and clear) OR if they decide to make the 15,000 refundable.  If congress offers $15,000 refundable tax credit then those who purchase prior to the bill going into law will "Get screwed"<br><br>For me, I am moving forward knowing that I am eligible for the $7,500 tax credit (loan).  If they decide to waive the requirement to repay the loan - wonderful!!!  But I am not expecting them to - because i know full well the terms of what I am purchasing my house for.  I should REASONABLY be able to expect this, and I would only be dissapointed if they somehow made me ineligible for the $7,500.  ESPECIALLY because I am one of the few people who this tax credit actually "stimulated me" to purchase a house.  I was on the fence for a long time, and the $7,500 was a great incentive to purchase my first house.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485573">\
	 <div id="dsq-comment-header-12485573" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485573" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485573">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485573" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485573" class="dsq-comment-message">Actually, I can see current homeowners (who currently do not qualify for the $7,500 tax credit) being upset, if this law gets passed the day AFTER they closed escrow - yes - there will be some upset people.  Those people probably need to delay a little bit and see what happens with the stimulus package.  As a frist-time homebuyer, I am a little blinded as to the plight of those who are current homeowners - sorry people - I wasn\'t thinking about you - if i were in your boat - YES i\'d be upset</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485575">\
	 <div id="dsq-comment-header-12485575" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485575" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485575" href="http://baltimorerealestateinvestingblog.com/" target="_blank" rel="nofollow">Ned Carey</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485575" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485575" class="dsq-comment-message">Tyler wrote<br>&gt;For us, I only owe $3500 in taxes each year - so the $15,000 as it stands would only provide me $7,000 - the $7,500 free and clear seems like a much better deal…<br><br>The $15,000 is reported to be  a credit,  not a deduction. That means it reduces your taxes $15,000. A tax credit is a GIFT - money in your pocket. Of course as Jay says we don\'t know how the bill will turn out.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Ned Carey&#180;s last blog post..<a href="http://baltimorerealestateinvestingblog.com/2008/10/lessons-from-warren-buffett-on-real-estate/" rel="nofollow">Lessons from Warren Buffett on Real Estate</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485576">\
	 <div id="dsq-comment-header-12485576" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485576" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485576">Adrian</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485576" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485576" class="dsq-comment-message">I\'ve gotten the best information from reading the blogs here.  I have been in the process of purchasing a place when I found out about the $15 K Proposed tax credit.   I then found out shortly after that it is not a rebate like the $7500. <br>I dont make enough taxable income to have the $15K be of any benifit to me.  If they did chose to make it a refundable credit, it would be a fantastic deal for me.  I would even enjoy the credit if i had to pay it back.  They could possibly extend the payment term to the length of the mortgage or even leave it the same, either way is fine with me.  However, with how the credit is currently written in the proposal, I am not very excited about purchasing a new home.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485577">\
	 <div id="dsq-comment-header-12485577" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485577" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485577">Adrian</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485577" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485577" class="dsq-comment-message">Going off of Ned\'s comment,<br><br>I thought that credit meant that they would give you that ammount off of your final taxes owed (i.e. earned income credit, child tax credit).  So if this proposal is actually a credit and not a deduction it is fantastic.  Like I said before, even if it has to be paid back it would be well worth it.  I think in order to make more people enj0y the tax benifit, it should be supplemented to the $7,500 (for a total of $15,000) for those who purchased in \'08.   Have everybody who recieved the credit pay it back over a certain time frame that way everybody is being treated fairly and the government is not just giving out money that it doesn\'t have.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485578">\
	 <div id="dsq-comment-header-12485578" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485578" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485578" href="http://www.sinifoxfinancial.com/" target="_blank" rel="nofollow">Esko</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485578" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485578" class="dsq-comment-message">Jay,<br><br>The $15,000 tax credit for home buyers is still just a proposal, but the good news is that it is stirring plenty of interest from the consumer. Many of them are ready to buy property so long as they get some kind of assistance and this might be it. This could be the needed medicine to kick-start the sluggish real estate and mortgage markets.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485579">\
	 <div id="dsq-comment-header-12485579" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485579" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485579">howard</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485579" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485579" class="dsq-comment-message">i am not a first home buyer and i have a contract on a forecloser. a 15000 tax credit or loan for down payment would be the largest stimulas to home buyers in history. it is the only thing i have seen that will truly get the housing market going. i will close in march and am sweating this bill out.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485580">\
	 <div id="dsq-comment-header-12485580" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485580" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485580">Kevin</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485580" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485580" class="dsq-comment-message">Everyone\'s so excited about government handouts.  They\'re gonna give me this, or they\'re gonna give me that.  It\'s getting ridiculous.  They stuck their nose into the housing market before.  "Free" money is not a solution to any problem.  <br><br>Given that I pay nearly $15,000 in federal taxes each year, I\'d make out okay if the proposal goes into effect; nevertheless, my personal short-term gain is less important to me than the long-term value to the nation.  Not only is it the wrong thing to do, but we also cannot afford it.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485581">\
	 <div id="dsq-comment-header-12485581" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485581" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485581">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485581" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485581" class="dsq-comment-message">Ned - i understand the difference between credit and deduction.  The difference is that the current $7,500 credit is refundable whereas the $15,000 is non-refundable - meaning that you are limited to your total tax liability.  In my example, I owe $3,500 in tax liability each year.  I pay (out of my paycheck) $4,500 in federal witholdings, so I normally get back $1,000 in a refund each year.  With the current $7,500, I would be able to get a check for $8,500 this year, and payback the $7,500 by paying $500 a year for 15 years starting in 2010.  IF they keep the stipulation to remove the requirement to repay, then I would get the $8,500 free and clear.<br><br>However, with the new $15,000 NON-refundable credit, I would only be allowed to get the $3,500 tax liability wiped out by the $15,000 credit, and I would get a check for all $4,500 I paid to the IRS over the past year.  NEXT year, I would also not be liable for any taxes, and I could either change my witholdings so that my paycheck did not take any money out for the IRS each month, or continue the same path and get another $4,500 check for my 2009 taxes.  Either way, the current $7,500 puts more money in my pocket right now.  <br><br>Kevin - I agree - people need to not look at what the government does for them - it is all about personal responsibility.  I know that by closing escrow tomorrow, I get the $7,500 loan - and I am ok with that - it was enough to get me to buy my first house.  If I already own a house, then I would probably wait and see what the bill is going to do before purchasing right now...it doesn\'t make sense to rush (unless you will lose out on a really good house).<br><br>AGAIN - keep in mind lots can change before this thing closes - but right now - new homebuyers (First time) shouldn\'t worry, and people who already own homes should probably wait if they can (Just my opinion, and I admit I am NO expert - just someone who has done a lot of research because i am square in the middle of this.)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485582">\
	 <div id="dsq-comment-header-12485582" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485582" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485582" href="http://blog.lindacraft.com/" target="_blank" rel="nofollow">Linda Craft-Raleigh Real Estat</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485582" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485582" class="dsq-comment-message">This tax credit will be very big news for home buyers; esp. if they keep it as a credit for all home buyers, vs. just first time home buyers<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Linda Craft-Raleigh Real Estate&#180;s last blog post..<a href="http://blog.lindacraft.com/?p=248" rel="nofollow">Staging Your House to Sell</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485583">\
	 <div id="dsq-comment-header-12485583" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485583" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485583" href="http://baltimorerealestateinvestingblog.com/" target="_blank" rel="nofollow">Ned Carey</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485583" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485583" class="dsq-comment-message">Tyler,<br><br>Thanks for the clarification. However it sounds like the $7500 has to be paid back and the $15,000 may not (depends on the final bill.) <br><br>It would seem to me that (by your figures) $7000 that doesn\'t have to be paid back is a much better deal in the longer term than $7500 that has to be paid back. However I understand the desire to get a refund check of $7500 spendable cash now. <br><br>Whatever happens I hope it works out well for you.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Ned Carey&#180;s last blog post..<a href="http://baltimorerealestateinvestingblog.com/2008/11/how-do-i-make-money-in-real-estate/" rel="nofollow">How do I Make Money in Real Estate?</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485584">\
	 <div id="dsq-comment-header-12485584" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485584" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485584" href="http://www.lvrealty.net/" target="_blank" rel="nofollow">Charles@Las Vegas Real Estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485584" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485584" class="dsq-comment-message">Seems like maybe they should give home buyers a choice and make everyone happy. But after it goes through the House it could be changed to something else entirely.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Charles&#180;s last blog post..<a href="http://www.lvrealty.net/news/community-spolight-beacon-hill-mountains-edge" rel="nofollow">Community Spolight: Beacon Hill in Mountain\'s Edge</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485585">\
	 <div id="dsq-comment-header-12485585" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485585" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485585">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485585" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485585" class="dsq-comment-message">Ned - you are correct- as it stands right now (according to the law) -the only thing available is the $7,500 interest free loan.  However, given the current legistlation - with no changes- the $7,500 does NOT have to be paid back (per the waiver of repayment clause) and it is refundable (meaning you get it whether or not you owe taxes) vs. the $15,000 which is non-refundable.  In the end, I am sure it will all get sorted out.  Of course, I would rather have a $15,000 non-refundable tax credit than the current $7,500, although the $7,500 puts more money into my pocket today - and will help with renovations to our home which was foreclosed before we bought it.<br><br>Either way, I\'ll be ok.  Even the $7,500 interest free loan will help a lot.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485586">\
	 <div id="dsq-comment-header-12485586" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485586" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485586" href="http://www.phoenixrealestateguy.com/15000-home-buyers-tax-credit-brings-15000-questions/1868" target="_blank" rel="nofollow">Barbara</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485586" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485586" class="dsq-comment-message">Great info here. Would like to add that I think both of these 7500/15000 is 10% of home price up to whichever is in effect when you close.  Whatever day Prez signs, if it gets that far, will be enactment date &amp; that will be the last day for the 7500 &amp; the following day would start the 15000. Good Luck to all, may it all work.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Barbara&#180;s last blog post..<a href="http://www.phoenixrealestateguy.com/15000-home-buyers-tax-credit-brings-15000-questions/1868" rel="nofollow">$15,000 Home Buyers Tax Credit Brings 15,000 Questions - and no answers</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485587">\
	 <div id="dsq-comment-header-12485587" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485587" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485587">Barbara</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485587" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485587" class="dsq-comment-message">PS) About the 7500 for those that have already closed . You do not have to wait until 2010 tax refund for your 2009 tax filing. For an eligible purchase in 2009, you can choose to claim the credit on either your 2008 (or amended 2008 return, keep in mind an amended tax return can not be filed electronically) or 2009 return, your choice. This will also be true for the 15000, &amp; can be split equally  into 2 succesive yrs if &amp; when it passes, check the IRS website for form &amp; instructions once it\'s law. See IRS form for 7500 # 5405 &amp; instructions here: <a href="http://www.irs.gov/pub/irs-pdf/f5405.pdf" rel="nofollow">http://www.irs.gov/pub/irs-pdf/f5405.pdf</a><br> I was also told there\'s another way you can get it even sooner via your witholding on your paychecks, you reduce your tax witholding up to the amount of qualifing tax credit giving you the funds by increasing your take home pay. I was not interested in this, therefore I do not have any further info for this way.<br> <br>Hope this helps someone,</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485588">\
	 <div id="dsq-comment-header-12485588" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485588" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485588">Nicholas</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485588" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485588" class="dsq-comment-message">I read the last comment made by Barbara which was really helpful but i have a question; i have already e-filled and recieved my 7,500 first time home buyer credit for the house i bought on Jan 26, 2009 and IF (big if) everything gets passed including the wavier will i have to do an amended 2008 return so i dont have to repay the credit or am i screwed in repaying my 7,500 over the next 15 years no matter what?    I know we can only speculate until the bill gets signed but i would like to see what info is rumored....Thanks</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485589">\
	 <div id="dsq-comment-header-12485589" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485589" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485589">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485589" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485589" class="dsq-comment-message">Nicholas, <br><br>I would speculate you will have to do nothing - IF they waive the repayment option...but that\'s just speculation.  The tax credit is the same - the only thing they would change is having to repay it or not.  We won\'t know for sure until this thing passes...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485590">\
	 <div id="dsq-comment-header-12485590" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485590" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485590">Beth</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485590" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485590" class="dsq-comment-message">To close or not to close. That is the question. I\'m so bogged down with speculation I don\'t know what to do. It\'s hard enough making wise decisions as a first time home buyer, but adding the stress of closing too early or late makes is worse!!!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485591">\
	 <div id="dsq-comment-header-12485591" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485591" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485591">duh</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485591" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485591" class="dsq-comment-message">This whole thing is very confusing and complicated like most ideas coming from congress.<br>First of all  why not make it simple?<br>give  $15000 to ANY  home buyer , owner ocupant or investor, and  monetize it  right away as a down payment direct credit towards a purchase NOW! Or at least a refundable tax credit for all just by filing a return. not a credit only if taxes are owed.<br>Otherwise there are much too many restrictions ,<br>and eliminates millions of possible home buyers.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485592">\
	 <div id="dsq-comment-header-12485592" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485592" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485592">Heidi</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485592" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485592" class="dsq-comment-message">So is this 15k credit only for home owners that buy there house later in the year? Or is it retroactive to everyone who bought there house in 2008. I wasn\'t able to qualify for the 7500 tax credit because I closed on my house in Feb 2008, I\'m hoping I can get something for being a first time home owner.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485593">\
	 <div id="dsq-comment-header-12485593" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485593" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485593">Barbara</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485593" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485593" class="dsq-comment-message">It\'s my understanding current bill remove the 7500 re-payment requirement for homes purchased from 1/1/09.  Remember if &amp; when this is enacted it may change other aspects of your 08 filing. Check to see if you qualify if you bought a vehicle,  or are going to. Also something about an additional 500/1000.  In other words avoid several amended filings for those that have already filed. The following has always been true. What you did or did not quailfy for in the past does change per tax laws are always  changing.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485594">\
	 <div id="dsq-comment-header-12485594" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485594" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485594">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485594" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485594" class="dsq-comment-message">Heidi,<br><br>Sorry but no one has been talking about retroactive tax breaks...everything looks like they are planning on breaks for the future - not the past...things could certainly change...but at this point it\'s not looking likely</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485595">\
	 <div id="dsq-comment-header-12485595" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485595" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485595">Robert</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485595" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485595" class="dsq-comment-message">This is a huge scam. Think about, you with a FHA loan, you only have to put 3% down, so you would have to buy a $500K house to use $15K, but if you qualify for a $500K house then will NOT get the credit, because you make so much that the credit is phased out.  What, you think it helps the poor then? Ok, lets think about that. You are buying a $150K house, well guess most local counties and cities already have a down payment assistance program to help you! So Congress is basically scamming people into buying housing and not giving much of anything to anyone. Total rip off. BTW, what is the median price for a house in the USA? Uh $320K. OMG, make sure you check how much is phased out before falling for this rip off.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485596">\
	 <div id="dsq-comment-header-12485596" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485596" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485596">j</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485596" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485596" class="dsq-comment-message">This is actually bad news for me. I assumed incorrectly that this 15k tax credit was refundable like the 7.5k that\'s in effect now.  I need help with my down payment, and I get money back every year from the gov\'t in taxes. If I\'m reading this all correctly, this new 15k will do nothing for me and take away my chance at getting the 7.5k towards a down payment?!! Ahh!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485597">\
	 <div id="dsq-comment-header-12485597" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485597" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485597">hagfish</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485597" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485597" class="dsq-comment-message">I need some help poking holes in my tax manuever, if you please.  Here goes:  I\'ve owned my home for 5 years, been paying down the mortgage (5.75% 30-yr fixed), all the normal stuff.  So we\'re ready to refinance, should close next week.  Here\'s where it gets interesting:  I sell the house to a related entity (e.g., a trust, LLC, my brother...) for $150,000 and then buy it back for $150,000.  Now I\'m a homebuyer and eligible for the $15,000 credit.  Since I\'m refinancing anyway, the trick is to transfer in between loans.<br><br>So, what am I missing?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485599">\
	 <div id="dsq-comment-header-12485599" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485599" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485599">Tram</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485599" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485599" class="dsq-comment-message">hagfish, You would not get the full 15,000 unless your tax liability was at least 15,000.  It seems that it is a lot of trouble to screw with the system if you will not benefit.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485600">\
	 <div id="dsq-comment-header-12485600" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485600" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485600">hagfish</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485600" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485600" class="dsq-comment-message">Thanks for the response, Tram.  You\'re right, my wife and I won\'t get the full $15k unless we create that much liability in 2 years.  Currently, we only generate about $2,500 per year in federal tax liability, so the value is $5,000.  Still, that\'s a decent bit of scratch for just generating a few quit claim deeds.  Given the tax consequences, I would prefer the House version of a refundable $7,500 credit with no payback but I won\'t say "no" to five large.<br><br>And if I can do it, what\'s to stop 5 million other homeowners from doing it when rates dip in the low 4s?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485601">\
	 <div id="dsq-comment-header-12485601" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485601" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485601" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485601" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485601" class="dsq-comment-message">@Robert - With all due respect, you\'re misunderstanding completely the way the bill is written.<br><br>First, FHA loans require 3.5% down, not 3%. But that\'s neither here nor there as this credit has <i>nothing</i> to do with down payments.<br><br>The credit is for 10% of the PURCHASE PRICE. So you don\'t "need" to buy a $500K home to qualify for the full amount. There are also no income limitations on the current Senate version of the bill.<br><br>A $150,000 home will "qualify" you for the full $15,000 credit. You still may not get all of that credit if your tax liability for the next two years is less than $15K.<br><br>I\'m not sure how potentially paying zero Federal income tax for two years, or paying $15,000 less in taxes over one or two years is a "total rip off".<br><br>@J- you couldn\'t use the original $7,500 "credit" for a down payment either. It is to be paid as a credit/refund when you file your taxes -- AFTER you purchase the home.<br><br>@hagfish - what you are describing is basically fraud. I suspect the IRS frowns on things like that. Not to mention the fact that if you read the cross-references in the bill as it\'s currently written, it prevents you from buying a home from a relative. Sure you could grab a friend to help you carry out the fraud, but my guess is they\'d want to split the money with you. My bet is that you wouldn\'t be able to split the prison sentence though.  As annoying as the IRS and politicians are, they\'re pretty smart. Deeds and property transfers are recorded and public record. It wouldn\'t take much effort at all to sniff out the "maneuver" you describe.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485602">\
	 <div id="dsq-comment-header-12485602" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485602" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485602">hagfish</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485602" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485602" class="dsq-comment-message">Thanks for putting some finer points on it, Jay, but you haven\'t convinced me it\'s fraud yet.  I\'m open to the idea that it crosses the line but I haven\'t seen the evidence.  There are a myriad of tax avoidance measures that involve placing property in a related trust (such as a revocable trust), even if temporarily (1031 tax exchange).  In fact, my bank agreed to create the trust if necessary.   I certainly don\'t expect the IRS to give a ringing endorsement of the idea, but the tax law is the tax law (and we haven\'t seen the final law pass yet).   Heck, I don\'t the idea.  For that matter, I don\'t like the idea of offering post facto incentives, like those found in the stimulus package.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485603">\
	 <div id="dsq-comment-header-12485603" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485603" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485603">hagfish</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485603" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485603" class="dsq-comment-message">BTW, I work in a recorder\'s office and, frankly, we don\'t get enough mention.  Thanks for the shout out!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485604">\
	 <div id="dsq-comment-header-12485604" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485604" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485604">mary</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485604" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485604" class="dsq-comment-message">when I was a little girl I saved all my money and purchased a bike for $200. A few weeks later my sister wanted a new bike too, but she didn’t have enough money because she spent all her allowance on candy. My mom wanted to encourage her to exercise because she was fat from eating so much candy, so my mom offered to give her $100 to buy a bike that she didn’t have to pay back if she promised to exercise. So my sister took the $100 and bought the same bike that i did on sale for $75, and rode the bike to the store where she spent the other $25 on candy. When I asked my mom if I could also have $100, she said “you’re not fat”<br><br>Moral of the story…live large, don’t work too hard, get fat…if you’re in a bind don’t try to fix it yourself, that’s what the government is for.<br><br>Oh, and thanks mom, lesson learned.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485605">\
	 <div id="dsq-comment-header-12485605" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485605" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485605">mary</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485605" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485605" class="dsq-comment-message">Hagfish,<br><br>I like the way you think. Lets come up with even more ways to mess with the government because lets face it America\'s America. We live to be enabled by our great leaders. Why work hard and be honest when there are ways to get ahead and reap the benefits of other people who work so hard??? After all that\'s what the majority of the people who need "tax advise" are writing in for. How can I get my hands on the free money??<br><br>PEOPLE wake up.  The people who need the money are the ones who are honest and hardworking...let them suffer while we reap the benefits...free money...free money...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485606">\
	 <div id="dsq-comment-header-12485606" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485606" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485606">hagfish</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485606" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485606" class="dsq-comment-message">Mary gets it.  Incidentally, mary, you should sell your sister* your bike for $75, take the $125 capital loss plus any section 159 expense you can claim on the bike while it was in your possession.  Then buy it back from her on contract.  Or, retain a life estate in the bike.  Either way, you\'re golden.<br><br>* so long as the property is not acquired from a person whose<br>          relationship to the person acquiring it would result in the<br>          disallowance of losses under section 267 or 707(b) (but, in<br>          applying section 267(b) and (c) for purposes of this section,<br>          paragraph (4) of section 267(c) shall be treated as providing<br>          that the family of an individual shall include only his<br>          spouse, ancestors, and lineal descendants)  <br>[sister=good, grandma=bad]</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485607">\
	 <div id="dsq-comment-header-12485607" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485607" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485607">mary</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485607" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485607" class="dsq-comment-message">LOL, now that\'s tax advise!!!  teehee</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485608">\
	 <div id="dsq-comment-header-12485608" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485608" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485608" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485608" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485608" class="dsq-comment-message">Mary, Hagfish - You guys are killin me! :)<br><br>And I *love* our recorder! In my corner of the world, when deeds get recorded I get paid!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485609">\
	 <div id="dsq-comment-header-12485609" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485609" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485609">mary</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485609" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485609" class="dsq-comment-message">Anytime I can help ease your burden Jay!!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485610">\
	 <div id="dsq-comment-header-12485610" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485610" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485610">Don</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485610" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485610" class="dsq-comment-message">I am looking at buying my first house in the next couple months for about $200k.  With the way I understand it now the $15,000 can only be credited toward what I owe at the end of the year over and above on federal taxes.  Should I claim 6 dependants to make sure I owe the maximum for the $15,000 to absorb, or will I get a refund of any federal taxes I have paid?  I already pay close to 10k a year in federal taxes alone if not more.  Will that be paid back to me?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485611">\
	 <div id="dsq-comment-header-12485611" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485611" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485611" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485611" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485611" class="dsq-comment-message">Thanks Mary...<br><br>@Don - the credit, assuming it becomes law and doesn\'t change between now and final passage, is a tax credit applied to your total tax liability -- your tax bill so to speak at the end of the year.<br><br>Claiming excess dependents generally lowers your tax liability. <br><br>The credit can also be split evenly between two years (again, assuming it doesn\'t change).<br><br>So if you pay 10K in taxes for 2009, I\'d think you would split the $15K credit in half -- apply $7,500 as a tax credit in 2009 and the other $7,500 in 2010.<br><br>Applying the entire $15K to a $10K tax bill would be throwing that $5K away -- the tax credit is "non-refundable". They aren\'t going to send you a check for the difference.<br><br>But split it as in the example above and you\'re only paying $2.5K in taxes in both 2009 and 2010. Sure beats the $20K you\'d normally be paying....<br><br>And of course, consult a tax professional FIRST.<br><br>Make sense?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485612">\
	 <div id="dsq-comment-header-12485612" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485612" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485612" href="http://www.ColoradoSpringsVintageHomes.com/" target="_blank" rel="nofollow">Kathy Torline</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485612" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485612" class="dsq-comment-message">great article, also loved reading the comments.  Thanks for providing the facts.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Kathy Torline&#180;s last blog post..<a href="http://coloradospringsvintagehomes.com/2009/02/09/10000-hud-homes-an-amazing-deal-for-buyers/" rel="nofollow">$100.00 HUD homes — an amazing deal for buyers</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485613">\
	 <div id="dsq-comment-header-12485613" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485613" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485613">Nancy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485613" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485613" class="dsq-comment-message">You guys are awesome, I read all of the above smart posts, never done this before on a blog (I think)...<br><br>here is my situation, "taking a deep breath"<br>I am single no dependents and made 165 K in 2008, didnt file taxes yet. I am closing on 2/15/09 on my first home. What should I do? delay closing? or go for it?<br>I am getting that feeling that I am the one getting screwed in this bill....<br><br>Please advice, so I know what to tell my realtor today!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485614">\
	 <div id="dsq-comment-header-12485614" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485614" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485614">Nancy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485614" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485614" class="dsq-comment-message">and another question.... <br>when is the official sale date of a house? Is it when it gets recorded or something else?<br><br>just to add to the drama, my locked rate expires on the 2/15/09 and my realtor and loan officer said we must close by the 15th or else i have to pay $500 to extend my awesome locked rate of 5% for another week till 2/22/09. Does closing escrow include recording the sale???<br><br>This is major suspense.... lol</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485615">\
	 <div id="dsq-comment-header-12485615" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485615" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485615">Bruce</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485615" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485615" class="dsq-comment-message">My question is that I own a home in another state, it was a primary residence till i moved last summer  to my current state where i am renting an apartment and am looking at buying a home here, I have chose to keep my first home as a vacation home I dont rent it out or any thing, under the current plan i dont qualify because i have owned a primary residence in the past 3 years, will that be the same with the new plan? Or will i qualify? Please advise.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485616">\
	 <div id="dsq-comment-header-12485616" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485616" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485616">Lee</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485616" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485616" class="dsq-comment-message">I think this is great and all, but what about for those of us who want to refinance? I think it\'s great to entice new home buyers, but I feel like those of us who have owned homes and made the payments on time are getting the shaft. The market where I live, like most places, is soft and I would have a hard time selling my condo so that I could purchase a new home(units identical to mine ahve been for sale longer than 6mos). I was able to refinance in July before the credit market hit the skids, and saved ~1% on my interest rate and am now debt free besides the mortgage.  So that was good, but still, I feel like those of us who bought what we could afford and kept up teh payments are getting left out in the cold in this housing mess. <br><br>Ok, rant over :)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485617">\
	 <div id="dsq-comment-header-12485617" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485617" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485617">Michael</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485617" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485617" class="dsq-comment-message">I closed on a house on February 2, 2009.  I just e-filed my taxes a couple days ago, but did not put in for the $7500 tax "credit" that you would pay back.  I was under the impression I would have to wait until next years\' taxes because my house was purchased after January 1, 2009.  What are my options with this new tax credit, since i have not claimed the tax "credit" that needs to be repaid?  Any answers/advice would help.  Thanks!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485618">\
	 <div id="dsq-comment-header-12485618" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485618" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485618">Michael</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485618" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485618" class="dsq-comment-message">I closed on a house on February 2, 2009. I just e-filed my taxes a couple days ago, but did not put in for the $7500 tax “credit” that you would pay back. I was under the impression I would have to wait until next years’ taxes because my house was purchased after January 1, 2009. What are my options with this new tax credit since I have not claimed anything yet? Am i eligible for this 150000 credit or would I be stuck with the $7500 interest free loan you have to pay back?  Any answers/advice would help. Thanks!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485619">\
	 <div id="dsq-comment-header-12485619" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485619" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485619">Marie</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485619" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485619" class="dsq-comment-message">Okay, I\'ve been watching the developments with this whole home buyer tax credit and I\'m a little confused as to what I need to do.  I closed escrow on my house last Jan. 28th.  I still have yet to file my taxes, I have an appt. for this coming Sunday, February 15th.   I qualify to get the $7500 tax credit that I have to pay back.  Should I wait to file my taxes and see what bill passes or should I do it now?  I have read somewhere that if the new bill that the Senate proposes passes then it would override the bill from last year if you buy your home from April to July 1, 2009.  I understand that the new bill would take effect the day the President signs it, but what happens to those people who bought their house from Jan. 1st to the day the bill get s enacted?  Do you see my dilemna here?  I don\'t know if I should file right now or wait.  I don\'t want to lose out on the tax credit and get screwed.  I don\'t really care if I have to pay it back.  I never thought that owning home was possible due to my credit, but Wells Fargo approved me because I had re-established my credit.  I pay my bills on time and to me, the $7500 tax credit is an opportunity for me to pay some bills and put me on the right track as far as my finances is concerned.  I think that it\'s a great incentive.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485620">\
	 <div id="dsq-comment-header-12485620" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485620" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485620">Jason</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485620" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485620" class="dsq-comment-message">Hello Speculators!  I am one of those frazzled folks who just closed on my first home Feb. 2nd.  There are no definite answers to the questions about how much will be given and what dates will be used to determine the amount UNTIL THE BILL HAS BEEN SIGNED BY THE PRESIDENT.  It has to go through negotiations between the House and Senate, which will likely take 3-7 days.  Only then, will we know the answers to who gets what and when.  Believe me, I am very curious to know.  <br><br>I have already filed my taxes, and claimed the $7500 credit (no interest loan).  So, Marie, you can either wait to file your taxes until the bill has passed, or go ahead and get the $7500 now.  I would wait though, unless you need the money right away.  Whatever eventually passes will be available to anyone that meets the requirements.<br><br>Phoenix Real Estate Guy, I used the FHA loan for my purchase and only put 3% down, not 3.5%.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485621">\
	 <div id="dsq-comment-header-12485621" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485621" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485621">Jason</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485621" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485621" class="dsq-comment-message">Also, this is a tax credit, not a claim against your tax liability.  So it this passes as it stands, if you buy a $150,000 house, you\'ll get $15000 back from the govt. at some point in time on your taxes.  Most sources say it will be paid over two years.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485622">\
	 <div id="dsq-comment-header-12485622" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485622" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485622">Michael</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485622" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485622" class="dsq-comment-message">If I wait to claim my $7500 tax credit until next year\'s taxes (2009)...will the bill passed in the Senate today cancel out the current $7500 tax credit (no interest loan) that was currently in law?  I just don\'t want to wait until this bill is passed, find out that it replaces the old bill, and get nothing out of the deal.  Even the no interest loan would be nice right now.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485623">\
	 <div id="dsq-comment-header-12485623" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485623" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485623" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485623" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485623" class="dsq-comment-message">Jason wrote: "Phoenix Real Estate Guy, I used the FHA loan for my purchase and only put 3% down, not 3.5%."<br><br>Jason - HR3221 (Housing and Economic Recovery Act of 2008) changed the FHA down payment requirements from 3 to 3.5% effective Jan 1, 2009. Maybe your loan was processed prior to that, or there was a different date for in-process loans. But new FHA loans require 3.5% (and congrats on your new home purchase!):<br><br>"SEC. 2113. CASH INVESTMENT REQUIREMENT AND PROHIBITION OF SELLER-FUNDED DOWN PAYMENT ASSISTANCE.<br><br>Paragraph (9) of section 203(b) of the National Housing Act (12 U.S.C. 1709(b)(9)) is amended to read as follows:<br><br>‘(9) CASH INVESTMENT REQUIREMENT-<br><br>‘(A) IN GENERAL- A mortgage insured under this section shall be executed by a mortgagor who shall have paid, in cash or its equivalent, on account of the property an amount equal to not less than 3.5 percent of the appraised value of the property or such larger amount as the Secretary may determine."</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485624">\
	 <div id="dsq-comment-header-12485624" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485624" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485624" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485624" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485624" class="dsq-comment-message">"Also, this is a tax credit, not a claim against your tax liability. So it this passes as it stands, if you buy a $150,000 house, you’ll get $15000 back from the govt. at some point in time on your taxes. Most sources say it will be paid over two years."<br><br>As it\'s currently written (which could change in conference committee) the $15K tax credit is "non-refundable". This means you can only get UP TO your tax liability. It can be evenly split over two years.<br><br>So, if you pay say $4,000 in taxes in 2009, you can apply $4,000 of the credit (effectively reducing your 2009 tax liability to zero). You could then apply another $4,000 credit to your 2010 tax liability. In this case you would have used $8,000 of the $15,000 credit. You will NOT get refunded the remainder.<br><br>Unless you have a total of $15,000 in taxes owed (over 2 years) you will leave a portion of this credit "on the table".<br><br>Of course, it\'s all subject to change until it\'s actually signed into law.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485625">\
	 <div id="dsq-comment-header-12485625" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485625" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485625" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485625" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485625" class="dsq-comment-message">@Nancy - first, are you sure you\'re closing on 2/15? That\'s a Sunday and it would be extremely unlikely to close on a Sunday.<br><br>"Closing" is commonly thought to be when documents are signed. But it\'s actually when the deed transferring ownership is recorded. (at least in Arizona, and my understanding almost everywhere else. Almost).<br><br>I would strongly suggest you consult a tax professional. Your income is too high to qualify for the existing $7500 credit for first time home buyers. There is no income limit in the PROPOSED $15,000 credit (but it isn\'t law yet, that could change). <br><br>There also isn\'t any current provision to make the $15K credit "retroactive". As written, it becomes effective the day of enactment. It <i>could</i> be enacted by 2/15. Obama has said he\'d like it by 2/16, but it\'s going to a joint conference committee to work out differences between the House and Senate versions -- so there is no way to know what it will ultimately say or when it will actually be signed into law.<br><br>You\'re right on the edge, which is why I\'d be talking to a tax professional.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485626">\
	 <div id="dsq-comment-header-12485626" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485626" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485626" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485626" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485626" class="dsq-comment-message">@Bruce - <b>as the Senate version is currently written</b> there is no "first time home buyer" provision. It must be your primary residence, which it sounds like your new home would be. <br><br>But I have to keep saying this: there is no law yet, it could change, and I am not a tax professional.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485627">\
	 <div id="dsq-comment-header-12485627" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485627" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485627" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485627" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485627" class="dsq-comment-message">@Michael - My understanding is that you have an option of claiming the $7500 "credit" (which is really a zero interest loan) in either 2008 or 2009. <b>As it is currently written</b> the $15,000 credit becomes effective the day it\'s signed into law, so your Feb 2 would not be eligible.<br><br>But who knows, that could change in the final version of the bill.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485628">\
	 <div id="dsq-comment-header-12485628" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485628" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485628" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485628" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485628" class="dsq-comment-message">@Marie - again, I am not a tax professional and the $15,000 credit isn\'t even a law yet. It sounds like you\'re meeting on Feb 15 with a tax preparer? I\'d ask them your very reasonable questions.<br><br>As it is currently written (which could change) the new law won\'t affect the existing $7500 credit -- and that\'s the law the would impact people buying between Jan 1, 2009 and the day the new law is signed by the President.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485629">\
	 <div id="dsq-comment-header-12485629" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485629" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485629">Barbara</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485629" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485629" class="dsq-comment-message">This is my understanding from my CPA. Whatever law is in effect when you close on your home is what you get. If you have already closed or close on or before the day Obama signs this new bill then you will fall under 7500 law. All closings done on the day after he signs  or later will fall under the 15000 law. When you file your taxes has nothing to do with this. The only thing the ones that fall under the 7500 rule need to find out is if this new law waives the repayment. If you qualify, this is FYI to you, you won\'t have to do anything. The ones that fall under the 7500 may or may not have to repay it, so check to see if that is indeed been waived &amp; if so what home closing dates are eligible, was talk it would go back to 1/1/09.  Again tax filings dates will not change that.  Taxpayers can elect to treat 2009 closings on 2008 tax filing, or 2008 amended, or your 09 filing, your choice. And this will also be true if the bill  isn\'t changed in it\'s current state, and the 2nd successive year on the 15000 the year after your choice. As far as any waiting or delaying should be in regards to closings, do you want the 15000, then don\'t go to closing, until it\'s law.  Make sure you understand what you will or will not qualify for. I just delayed my 2/17 closing to 2/23. I want the new law. Could it have happened for me on the 2/17 closing, only if he signs it on or before2/16.  Only time will tell, Good Luck all.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485630">\
	 <div id="dsq-comment-header-12485630" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485630" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485630" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485630" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485630" class="dsq-comment-message">@Michael - <b>as it\'s currently written</b> the new $15K credit only replaces the $7500 "credit" as of the day the new bill becomes law. It\'s not (currently) written to replace anything that existed prior to it being signed into law.<br><br>But, as I\'ve been harping over and over in these comments, the $15K credit isn\'t a law yet and it\'s likely some provisions will change before it becomes law.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485631">\
	 <div id="dsq-comment-header-12485631" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485631" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485631">Barbara</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485631" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485631" class="dsq-comment-message">The day it\'s signd will be last day for 7500, next day starts 15000</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485632">\
	 <div id="dsq-comment-header-12485632" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485632" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485632">Michael</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485632" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485632" class="dsq-comment-message">Thanks for the explanations, it is very much appreciated.  I was looking at when i filed my taxes versus my closing date.  As long as I am able to claim the $7500 tax credit (no interest loan) on my 2009 tax filing, that\'s really all I\'m worried about.  I know i won\'t qualify for the $15,000.  But if they could waive the pay back fee on the $7500 tax credit in the new bill that is passed, that would be even better.  Thanks!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485633">\
	 <div id="dsq-comment-header-12485633" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485633" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485633">Marie</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485633" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485633" class="dsq-comment-message">I\'d like to thank everyone for their comments, it really enlightened me a lot on this situation.  I am planning on claiming the $7500 tax credit on my 2008 taxes.  I just hope that they could waive the pay back fee back to Jan. 1st, that will be an awesome thing to happen!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485634">\
	 <div id="dsq-comment-header-12485634" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485634" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485634">Anne</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485634" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485634" class="dsq-comment-message">Hey Jay~<br><br>OK- I know this blog has talked "kinda sorta" about our situation, but would REALLY appreicate a direct answer as this is so confusing...<br><br>We bought on April 22, 2008 and qualify for the full and current $7500 loan.<br><br>I know there are a bunch of "what if\'s" but I am worried about passing the opportunity if the bill goes through and only includes 09 purchases.  Everything I read about the new bill either a. forgives the 7500 ONLY if purchased after 1/09 and b. gives the 15k non-refundable credit to buyers who purchase after the bill was signed.<br><br>Keeping all of that in mind, that would mean I should just quickly file to try and get anything because I bought in 08- right?<br><br>I would rather get something than nothing!<br><br>Also, if the above changes, can’t I just file a amended return?<br><br>Thanks so much for your help!<br><br>Anne</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485635">\
	 <div id="dsq-comment-header-12485635" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485635" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485635" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485635" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485635" class="dsq-comment-message">Anne - <br><br>Everything I\'ve read says that those that bought in 2008, and qualified for the $7500 "credit" (which you correctly state is really a loan), will still have that available to them.<br><br>The new $15K credit, in it\'s current form, changes the ending date of the current $7500 credit from July 1, 2009 to the day of the enactment of the new bill.<br><br>So (unless it changes, which it could), the $7500 law doesn\'t go away, it just ends sooner (which makes sense. It\'s confusing enough as it is, can you imagine the confusion if BOTH the $7500 credit AND the $15K credit were active at the same time?)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485636">\
	 <div id="dsq-comment-header-12485636" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485636" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485636">robert</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485636" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485636" class="dsq-comment-message">Jay - You are correct, I am incorrect about the credit only applies to the down payment, I could have sworn I read that; I eat my words on that. Regardless, think about it, you are buying your first home, the median price according to US Census is $291,800 (in 2008). So how much do you have to make per year to pay the loan? According to Freddie Mac calculator (<a href="http://www.freddiemac.com/corporate/buyown/english/calcs_tools/" rel="nofollow">http://www.freddiemac.com/corporate/buyown/engl...</a>) with 10% down at 6.5% 30 year fixed, you have to make $7K per month (with no student or car loans, oh and you have good credit for that rate).  So you are making $84K year.  As it turns out the $7500 credit phases out after you make $75K a year and I bet the new $15K will phase out too there too.  SO:<br>- You don\'t get 10% of a house, if your price is  $291,800 (which is the median price). <br>- You don\'t get the full $7.5K (or now $15K), because you make too much.<br><br>So what do you get? You get some help. Sure it is nice, but is far from really giving the majority of US citizen $7.5K or even $15K.<br><br>I think I ended up with $3K~$4K from $7.5K. And the one I bought into it is still a loan that has to be repaid.<br><br>So, why is it they don\'t say, most people will likely get $3K to 4K, because it is better to fool not too smart people (like me) into thinking, I get $7.5K. Sure it is not a scam if you read all of the fine print, it is just a good sales job!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485637">\
	 <div id="dsq-comment-header-12485637" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485637" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485637">rx</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485637" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485637" class="dsq-comment-message">There has been many blogs on tax liability not enough to offset the tax credit amount......I wonder if it would be a good tax strategy to have employers withhold less of your payroll taxes (or claim more exemptions) whereby your year-end tax liability nearly matches the $7,500 tax credit over the 2 year period (assuming the new $15K tax credit holds true).</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485638">\
	 <div id="dsq-comment-header-12485638" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485638" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485638">Gary Roland</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485638" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485638" class="dsq-comment-message">Thank you for this website.  For the past two weeks I have been looking for current, relevant information on the tax credit and the only place I can find it is here.  Thanks</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485639">\
	 <div id="dsq-comment-header-12485639" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485639" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485639" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485639" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485639" class="dsq-comment-message">Robert said: ". . . it is just a good sales job!" True, and sadly I think that\'s what most politics boils down to.<br><br>@rx - lowering your with holding seems like a viable option. Someone mentioned it here in a comment. Either on this post or another one on the subject. I\'d definitely consult a tax professional. You can be penalized if you under-with hold.<br><br>@Gary - You are more than welcome! I\'m glad you find it useful. There will definitely be more once the bill is finalized!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485640">\
	 <div id="dsq-comment-header-12485640" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485640" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485640">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485640" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485640" class="dsq-comment-message">Thought I would share this article from CNN:<br><br><a href="http://www.cnn.com/2009/POLITICS/02/11/stimulus.plan/index.html" rel="nofollow">http://www.cnn.com/2009/POLITICS/02/11/stimulus...</a><br><br>Here\'s the key point:<br><br>"A Democratic source also said a plan to offer tax credits to homebuyers that is in the Senate bill will be scaled back to make room for House priorities and a Senate proposal to offer tax incentives to buyers of American-built cars will be nixed."<br><br>Looks like the $15,000 will be scaled back - we don\'t know to what - but right now, it "seems" that $15,000 will be off the table -</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485641">\
	 <div id="dsq-comment-header-12485641" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485641" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485641" href="http://www.savingtoinvest.com/2009/02/15000-first-home-buyer-tax-credit-in.html" target="_blank" rel="nofollow">Andy</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485641" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485641" class="dsq-comment-message">The tax credit was doubled after 8 months only. Shows the sorry state of the housing market. With median home price in the USA aroun $160K, the government is essentially paying the downpayment. Yet people don’t have the confidence to buy.  On another note in a recent article on this topic, it was cleat the tax treatment is going to confuse a lot of people.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Andy&#180;s last blog post..<a href="http://feeds.feedburner.com/~r/SavingToInvest/~3/455612912/us-automakers-bailout-bridge-to.html" rel="nofollow">US Automakers Bailout - A Bridge to Bankruptcy or a Road to Salvation</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485642">\
	 <div id="dsq-comment-header-12485642" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485642" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485642">Kevin</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485642" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485642" class="dsq-comment-message">"Don 02.09.09 at 10:51 pm<br><br>    I am looking at buying my first house in the next couple months for about $200k. With the way I understand it now the $15,000 can only be credited toward what I owe at the end of the year over and above on federal taxes. Should I claim 6 dependants to make sure I owe the maximum for the $15,000 to absorb, or will I get a refund of any federal taxes I have paid? I already pay close to 10k a year in federal taxes alone if not more. Will that be paid back to me?"<br><br>All-<br>There seems to be some confusion on tax liability/tax withholding.  By increasing your allowances on your W-4 ("claiming 6 dependents"), you are not changing what you owe .  You can not increase/decrease your tax liability by adjusting your withholding.  Your tax bill is based on your income.  All that adjusting your withholding does, is attempt to ration out what you will owe come tax time.  You\'ve done this most effectively when your refund at the end of the year is $0.  A tax refund is not "free money" from the government.  It was you giving the government an interest-free loan.  <br><br>Now, provided some version of this tax credit passes, and an individual has already filed their 2008 return and doesn\'t want to A)file an amended return or B)wait until filing 2009 return, they can adjust their paycheck withholding by claiming more allowances to receive that cash sooner.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485643">\
	 <div id="dsq-comment-header-12485643" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485643" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485643" href="http://www.relocation.com/" target="_blank" rel="nofollow">Tim Johnson</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485643" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485643" class="dsq-comment-message">If this doesn\'t spark home sales, will the government sweeten the deal, like they did with the existing $7,500 credit? And if it does spark sales, will they extend the current deal? Would you recommend homebuyers act now or wait a few months, or through the busy homebuying season, to see how this sorts out? If we\'ve learned nothing else from the bank bailout, the government seems more than willing to offer a better deal if their original efforts fail to produce the intended reaction.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485644">\
	 <div id="dsq-comment-header-12485644" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485644" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485644">Anonymous</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485644" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485644" class="dsq-comment-message">THere is no more 15k tax credit. They took it out.<br><br><a href="http://news.yahoo.com/s/ap/20090211/ap_on_go_co/congress_stimulus" rel="nofollow">http://news.yahoo.com/s/ap/20090211/ap_on_go_co...</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485645">\
	 <div id="dsq-comment-header-12485645" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485645" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485645">Michael</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485645" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485645" class="dsq-comment-message">Did they agree to waive the payback fee of the $7500 tax "credit" (it was a no interest loan) for first time home buyers?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485646">\
	 <div id="dsq-comment-header-12485646" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485646" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485646">Robert</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485646" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485646" class="dsq-comment-message">Eliminating the $15,000 tax credit is bullshit.  Both the house and senate versions had that in it.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485647">\
	 <div id="dsq-comment-header-12485647" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485647" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485647">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485647" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485647" class="dsq-comment-message">Michael - no one knows yet - no one has seen the finalized version...<br><br>Robert - only the Senate had the $15,000 tax credit in it - the house version did not - the house ONLY waived the current need to repay the $7,500.  The senate added the $15,000 which looks like it is getting "trimmed" "scaled back" or however you want to look at it.  Right now everything is only SPECULATION until we see the finalized version, it gets passed by the house and senate, AND the president signs it into law.  Until that time - we don\'t know for sure</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485648">\
	 <div id="dsq-comment-header-12485648" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485648" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485648">Michael</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485648" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485648" class="dsq-comment-message"><a href="http://latimesblogs.latimes.com/laland/2009/02/home-buyers-can.html" rel="nofollow">http://latimesblogs.latimes.com/laland/2009/02/...</a><br><br>Looks like the $7500 will be the amount that they go with, if the bill is passed in the coming days, for home owners that purchased after January 1, 2009.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485649">\
	 <div id="dsq-comment-header-12485649" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485649" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485649" href="http://www.realestatespace.com/" target="_blank" rel="nofollow">Real Estate Raj</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485649" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485649" class="dsq-comment-message">What about  homeowners who currently do not qualify for the $7,500 tax credit?  If this law gets passed anytime after excrow is closed Wouldnt it make sense if for them to wait?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485650">\
	 <div id="dsq-comment-header-12485650" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485650" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485650">amanda berry</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485650" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485650" class="dsq-comment-message">I have a question for you....<br><br>We bought our fisrt home in may 2008, and e filed our taxes and claimed the 7500 tax credit. We are in the process of buying a new home, and it is expected to close march 15th. If the new law passes with the 15000 tax credit, can we also claim the new tax credit?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485651">\
	 <div id="dsq-comment-header-12485651" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485651" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485651" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485651" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485651" class="dsq-comment-message">@Raj - to be perfectly honest, I\'m not sure if anything makes sense. Personally, if I had a home in escrow right now that was scheduled to close, I\'d probably try to delay it until this thing becomes law and decisions can be made. But every situation is different.<br><br>@Amanda - the $15K credit appears to be gone. It\'s been reduced to $7.5K, $8K or "effectively eliminated" depending on which news source you want to believe. The only certainty right now for you is that the stimulus bill should be signed into law well before your March 15 scheduled close (most sources are saying possibly by Friday). One recent report I saw said the revised bill goes back to first time buyers only. <i>IF</i> that is true, then clearly your current home purchase would not qualify. Also, I would check with a tax professional <strong>quickly</strong> because there are existing terms in the $7500 law that require repayment of the "credit" IN FULL on your next tax return  (such as selling the home and/or no longer using the home as your primary residence). Depending on what you are doing with the home you\'re claiming the $7500 "credit (which is actually a zero interest loan), you may fall under those repayment criteria (<a href="http://www.irs.gov/newsroom/article/0,,id=187935,00.html" rel="nofollow">see the IRS FAQ</a> for more)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485652">\
	 <div id="dsq-comment-header-12485652" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485652" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485652">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485652" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485652" class="dsq-comment-message">Jay - it looks like the final bill will have an $8,000 tax credit (up from $7,500) and NOT need to be repaid...and will be effective for homes purchased on or after January 1st, 2009 and before August 1, 2009.  According to the LA Times:<br><br><a href="http://www.phoenixrealestateguy.com/15000-home-buyers-tax-credit-brings-15000-questions/1868" rel="nofollow">http://www.phoenixrealestateguy.com/15000-home-...</a><br><br>GRANTED - the paper could have it wrong - but they have been the most specific of any other article I have seen.  <br><br>On top of this, it STILL hasn\'t been voted on by the house or senate, so there\'s no telling if more changes could come if they can\'t get it together.<br><br>My guess though, is that given the political climate, I can understand why they went the way they did.  In the senate, the Democrats went with the republicans on the $15,000 non-refundable credit, in hopes of making the bill more bi-partisan.  When they realized it wasn\'t going to help, and it wasn\'t going to get them any more votes, they went back to the original plan.  They included the 3 republican senators in the compromise, and increased it to $8,000 - but it didn\'t make sense any more to keep the full $15,000 in.  ESPECIALLY because Democrats tend to want to give refundable tax credits, where republicans tend to prefer non-refundable ones.  This is all purely speculation - but it is not surprising.<br><br>IF this is true - this is wonderful news for us - looks like we are closing on Friday - the loan is supposed to get funded today, and then we\'ll get our keys tomorrow.  <br><br>USATOday also had an article supporting the $8,000 compromise<br><br><a href="http://www.usatoday.com/news/washington/2009-02-11-stimulus-conference_N.htm#chart" rel="nofollow">http://www.usatoday.com/news/washington/2009-02...</a><br><br>They could be reporting it wrong - but these two articles are the only ones who mention the specifics of the homebuyers credit in their articles on the compromise bill.  Until the full text is release (which should happen sometime today) we can only rely on the reporters here...and hope they are accurate</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485653">\
	 <div id="dsq-comment-header-12485653" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485653" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485653">cindy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485653" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485653" class="dsq-comment-message">I think this finalized bill only pertains to first-time homebuyers - not homebuyers in general.  It amends the statute to forgive repayment from Jan1 - Aug 09 and increases the credit to $8,000.  Income limitations, etc remain the same.  I really don\'t think this pertains to any homebuyer.  Sorry.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485654">\
	 <div id="dsq-comment-header-12485654" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485654" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485654">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485654" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485654" class="dsq-comment-message">Here\'s something i found:<br><br><a href="http://c-span.com/pdf/taxprovisions.pdf" rel="nofollow">http://c-span.com/pdf/taxprovisions.pdf</a><br><br>looks like $8,000 - need to purchase a home in 2009 (January 1 - December 31st) need to be a new home owner...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485655">\
	 <div id="dsq-comment-header-12485655" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485655" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485655" href="http://www.peoriahomeoffice.com/blog" target="_blank" rel="nofollow">MaryAnn Knell-Peoria Real Esta</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485655" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485655" class="dsq-comment-message">It is amazing the transformation this bill is taking in such a short time; still no clear answers for anyone though. Let\'s hope they decide something soon, though it may end up being better for the economy overall if there isn\'t any more stimulis out there to artificially support it at a level higher than it should be-eventually the cards will still fall where they should be, no matter how much money we pump into it.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>MaryAnn Knell-Peoria Real Estate&#180;s last blog post..<a href="http://peoriahomeoffice.com/blog/?p=206" rel="nofollow">10 Steps to Achieving the American Dream of Home Ownership!</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485656">\
	 <div id="dsq-comment-header-12485656" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485656" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485656">Don</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485656" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485656" class="dsq-comment-message">My fiance and I are purchasing a home and closing April 15th.  I make more than 75k but together we make less than 150k.  We are getting married in October.  Filing taxes in 2009 will we be eligible for this since we will file jointly, or do we need to be married before purchasing the home to be eligible?  I just want to make sure my income doesn\'t cost us the credit.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485657">\
	 <div id="dsq-comment-header-12485657" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485657" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485657" href="http://www.jimdolanch.com/" target="_blank" rel="nofollow">Jim Dolanch-Pittsburgh Real Es</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485657" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485657" class="dsq-comment-message">Mary and Hagfish had me laughing so hard I had to comment; you guys-points well made on both sides, but I do think Hagfish is crossing the line into fraud with your idea. But hey, maybe the IRS won\'t catch you; it seems most of the people in charge don\'t know how to pay their own taxes, let alone figure out if others have done it correctly...lol</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485658">\
	 <div id="dsq-comment-header-12485658" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485658" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485658">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485658" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485658" class="dsq-comment-message">For those following - i\'ll post this here:<br><br><a href="http://appropriations.house.gov/pdf/Recovery_Bill_Div_B.pdf" rel="nofollow">http://appropriations.house.gov/pdf/Recovery_Bi...</a><br><br>See page 24 - it looks like the final measure has $8,000 for first time homebuyers who purchase between January 1, 2009 and December 1, 2009, and no need to repay it as long as you live in your home for three years.<br><br>Don - you\'ll need to consult a CPA or attorney once the bill is finalized to figure out how it impacts you directly...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485659">\
	 <div id="dsq-comment-header-12485659" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485659" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485659">Mike Levinzon</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485659" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485659" class="dsq-comment-message">Hello, <br><br>I thought that they were offering $8K in tax credits and 15K in interest free loan for 15 yrs to new home buyers.  That\'s what I heard in the news.  Could someone please confirm that for me or shed some light on the subject...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485660">\
	 <div id="dsq-comment-header-12485660" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485660" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485660" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485660" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485660" class="dsq-comment-message">Mike - the $15K never made it into the bill that was signed into law. There was an existing $7,500 tax "credit " (that was actually an interest free loan paid back over 15 years). That $7500 is now in effect from April 9, 2008 - Dec 31, 2008.<br><br>The new $8,000 true tax credit is in effect (for 1st time home buyers) from Jan 1, 2009 - Nov 30, 2009.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485662">\
	 <div id="dsq-comment-header-12485662" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485662" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485662" href="http://arizonarealestatehome.com/" target="_blank" rel="nofollow">Steve Trang@Tempe Real Estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485662" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485662" class="dsq-comment-message">Hi Jay, added some information about the Phoenix $15k grant to buy foreclosure properties on my site.  Is there any way I can write a guest article on your site?  Or, do you want to place a friendly link to my site?  Many thanks!<br><br><a href="http://arizonarealestatehome.com/real-estate/15000-phoenix-grant-update" rel="nofollow">Phoenix $15000 Grant</a><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Steve Trang&#180;s last blog post..<a href="http://arizonarealestatehome.com/real-estate/15000-phoenix-grant-update" rel="nofollow">$15000 Phoenix Grant Update</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485663">\
	 <div id="dsq-comment-header-12485663" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485663" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485663" href="http://www.mygrants.us/" target="_blank" rel="nofollow">Free Government Grants</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485663" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485663" class="dsq-comment-message">Come on are you sure Phoenix  is giving 15k grants for property. I didn\'t read it any where up till now.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485664">\
	 <div id="dsq-comment-header-12485664" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485664" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485664" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay Thompson</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485664" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485664" class="dsq-comment-message">You didn\'t read anything here about Phoenix giving 15K grants for property. This post you commented on is about the proposed federal 15K tax credit (that ultimately became the current 8K credit for first-time buyers).<br><br>Phoenix DOES have a program, seriously flawed, that provides some 15K <i>loans</i>, not grants. More info on that is here: <br><br><a href="http://www.phoenixrealestateguy.com/phoenix-to-offer-15000-loans-to-purchase-foreclosed-homes/2059" rel="nofollow">http://www.phoenixrealestateguy.com/phoenix-to-...</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12498478">\
	 <div id="dsq-comment-header-12498478" class="dsq-comment-header">\
	 <cite id="dsq-cite-12498478" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12498478" href="http://realestatecrusher.com/" target="_blank" rel="nofollow">Real Estate Marketing</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12498478" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12498478" class="dsq-comment-message">Unfortunately, real estate sales seem to be stagnate all over the world these days. It sounds like there may be an increase in sales for real estate agents over there, I am sure that will be very welcome after what many agents have been through.</div>\
	 </div>\
	 </li>\
	 </ul>\
';

(function() {
	
	





Dsq.Debug.profile(function() {
	if(Dsq.jsonData.request.page == 1 && Dsq.jsonData.request.is_initial_load) {
		Dsq.container.innerHTML = Dsq.Templates.header() + Dsq.container.innerHTML + Dsq.Templates.footer();
	}
	Dsq.$(Dsq.curPageId).innerHTML = Dsq.$(Dsq.curPageId).innerHTML.replace(Dsq.COMMENTS_RE, Dsq.CommentsHandler);
}); // Dsq.Debug.Profile

// HACK: Resetting cache because we're done with.
Dsq.Utils.gebiFromElementCollectionCache = null;


	
	
	var dsq_styleEl = document.getElementById(disqus_container_id);
	var dsq_anchorEl = document.getElementsByTagName('a')[0];
	
	Dsq.Thread.fc = Dsq.Utils.getStyle(dsq_styleEl, 'color');
	if(dsq_anchorEl) { Dsq.Thread.ac = Dsq.Utils.getStyle(dsq_anchorEl, 'color'); }
	Dsq.Thread.ff = Dsq.Utils.getStyle(dsq_styleEl, (Dsq.Utils.ie || window.opera ? 'fontFamily' : 'font-family'));
	// For Safari / Opera: strip quotes.
	Dsq.Thread.ff = Dsq.Thread.ff.replace(/['"]/g, '');
	Dsq.Thread.fc = encodeURIComponent(Dsq.Thread.fc);
	Dsq.Thread.ac = encodeURIComponent(Dsq.Thread.ac);
	Dsq.Thread.ff = encodeURIComponent(Dsq.Thread.ff);

	
	
	
	if(Dsq.$(Dsq.Templates.addPostContainer)) {
		// TODO: Check to see if theme uses postmessage.
		if (window.disqus_use_postmessage) {
			Dsq.frames['reply_0'] = new Dsq.ReplyFrame(Dsq.$(Dsq.Templates.textareaContainer));
			Dsq.frames['reply_0'].init(function() {
				// Use fallback iframe
				Dsq.$(Dsq.Templates.addPostContainer).innerHTML = '';
				var theme = (typeof disqus_frame_theme == 'undefined') ? 'default' : disqus_frame_theme;
				Dsq.Iframes.showReplyIframeInContainer(Dsq.$(Dsq.Templates.addPostContainer), null, {theme: theme});
				// if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
			});
		} else {
			// DEPRECATED
			Dsq.Iframes.showReplyIframeInContainer(Dsq.$('dsq-post-add'));
		}
	}

	
	

	
	if(document.location.hash != '') {
		document.location.hash = document.location.hash.substring(1);
	}

	Dsq.Popup.showCookieMsgs();

	
	if(document.location.search != '' && location.hash != '#disqus_thread') {
		var reply_id = Dsq.Utils.getRequestParams().dsq;
		if(reply_id) { document.location.hash = 'comment-' + reply_id; }
	}

	
	if((typeof OB_Script != 'undefined') && (typeof OB_versionNum != 'undefined')) {
		if(navigator.userAgent.indexOf("Firefox") != -1) {
			if(window.frames['dsq-reply-frame']) {
				window.frames['dsq-reply-frame'].location = Dsq.Urls.REPLY + (new Date()).getTime() + '&f=tpreg&t=15000_home_buyers_tax_credit_brings_15000_questions_and_no_answers&to_redirect=' + encodeURIComponent(window.location) + '&ifrs=' + encodeURIComponent(disqus_iframe_css);
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		}
	}

	if (Dsq.jsonData.integration.theme == 4) {
		if (Dsq.jsonData.realtime_enabled) {
			Dsq.Realtime.initialize();
		}
	}

	



	window.ExecuteWhen = (function () {
	var obj = {}
	
	// Private
	var running = false;
	var timer = null;
	var pending = [];
	var startTimer = function() {
		running = true;
		timer = setInterval(obj.heartBeat, 100);
	};
	var stopTimer = function() {
		running = false;
		clearInterval(timer);
	};
	
	// Public
	obj.add = function (condition, code) {
		pending.push([condition,code]);
		this.heartBeat(); //!
		if (!running) {
			startTimer();
		}
	};
	obj.heartBeat = function() {
		if (!pending.length) {
			stopTimer();
		}
		var newPending = [];
		for (var i=0; i<pending.length; i++) {
			var cond = pending[i][0];
			var code = pending[i][1];
			// FIXME: if cond or code throw an error, they never get removed from pending
			if (cond()){
				code();
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			else {
				newPending.push([cond, code]);
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		pending = newPending;
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	return obj;
})();

// also used in embed_thread.js:
window.fbIsReady = function () {return window.FB && FB.init;};
// NOTE: This script gets executed again without threadEl
//       set when we are loaded again as the fbc_receiver.
//       In this case, we don't need the hidden container.

if(!window.FB || !FB.init) {
	if(window.Dsq && Dsq.container) {
		// container is not present when init.js is loaded from an xd-receiver iframe; in this case,
		// we don't need the FB_HiddenContainer anyway.
		var fbDiv = document.createElement('div');
		fbDiv.id = "FB_HiddenContainer";	// Required or else FeatureLoader will execute a document.write.
		fbDiv.style.position = 'absolute';	// This is intentionally not setting display to none as this breaks
		fbDiv.style.top = '-10000px';		// Flash in Safari.
		fbDiv.style.left = '-10000px';
		fbDiv.style.width = '0px';
		fbDiv.style.height = '0px';
		Dsq.container.appendChild(fbDiv);
	}
	var fbJS = document.createElement('script');
	fbJS.type = "text/javascript";
	fbJS.src = "http://static.ak.connect.facebook.com/js/api_lib/v0.4/FeatureLoader.js.php";
	document.getElementsByTagName('head')[0].appendChild(fbJS);

	ExecuteWhen.add(window.fbIsReady,
		function () {
			// HACK: This is a workaround FBC's single domain limitation by
			//		 allowing sites to create multiple forums with different
			//		 Facebook API keys.  This must be used in conjunction with
			//		 disqus_facebook_forum (see authenticateFacebook).
			var facebook_api_key = 'b7c57e0bf778127562deb90a323ed0ec';
			if (typeof disqus_facebook_api_key != 'undefined') {
				facebook_api_key = disqus_facebook_api_key;
			}

			FB.init(facebook_api_key, window.facebookXdReceiverPath || null,
				{fetchSignedPublicSessionData: true});
		});
}


	


if(typeof(disqus_callback) == 'function') {
	var callback_params = Dsq.Utils.getRequestParams()['dsq_cbp'] || null;

	// We don't care about any errors in third-party code
	try {
		disqus_callback(callback_params);
	} catch (x) {
		if (typeof(console) != 'undefined' && typeof(console.log) == 'function') {
			// But it would be nice to let developers know about them
			console.log(x);
		}
		// pass
	}

	// HACK: We don't know if the callback wraps our container, which may
	// possibly result in a new DOM element.
	Dsq.container = document.getElementById('dsq-content');
}

})();




