The following housing states are for both Madison, and for Wisconsin as a whole. Some markets may be down but Madison is a perfect example of how all Real Estate markets are local.
Between 2003 and the time of writing this blog, Home prices in the Madison MSA have increased 29.8%, compared to 28.2% for the rest of the state. Nationally prices have declined, but here in Madison ytd our home prices have appreciated 1.2%.
In our MSA, the average home price is $227,400, higher than any other MSA in Wisconsin, and Wisconsin as a whole. If you had purchased a $200,000 home in Madison 5 years ago, your equity appreciation alone would be worth $54,000!
Madison has very stable employment, the largest non-farm sector of which is Government. This is partially due to our large University. The State and Local government employ 23% of the Madison MSA non-farm workers. Trade, Transportation, Utilities, Professional and Businesses Services are the next largest employers.
Employment in the Madison MSA is expected to grow .4% in 2008, which is greater than the State and National trend. It is expected to be .4% in 2009, 1.6% in 2010 and 2.3% in 2011.
If you are still on the fence about buying here and laying down your roots, don't wait too long. Nationally pending home sales have increased 7.2%. New construction permits and housing starts are down, and current inventory numbers just released show the inventory is coming of the market, partially due to sellers and banks reducing purchases prices for buyers.
All of these stats point to the turnaround of the buyers market. Prices are stabilizing, inventory is disappearing and at least in Madison, we are experiencing growth.
Please do not wait for the bottom to make your decision, because when the bottom comes, you will have already missed your opportunity to take advantage of the buyers market.
Monday, October 27, 2008
FHA Good Neighbor Next Door Program
I wanted to shine a little light on an amazing program that does not get much promotion, the FHA Good Neighbor Next Door home loan. This is a program to help borrowers who are employed in Law Enforcement, pre K through 12thgrade Teachers, (Public or Private Schools) Firefighters and Emergency Medical Technicians (EMT's).
The highlights of the program are as follows:
A borrower that falls into one of the categories listed above, is eligible to purchase a HUD foreclosure at a 50% discount from the list price. This means an incredible buying opportunity for anyone in these categories that intends to purchase and occupy the property as their primary residence for at least 3 years.
To be clear, this is not a "fix and flip" program. HUD requires owner occupancy for a minimum of 3 years with this program and imposes strict penalties should the owner occupancy rule be broken. Borrowers are required to sign a "silent second" mortgage on the property at closing securing the other 50% of the equity should the terms be violated.
The Good Neighbor Next Door Program only reqires a $100 down payment! Closing costs and prepaid items will still be the responsibility of the borrower.
Other highlights of the Good Neighbor Next Door Program:
Eligible borrowers must live in the area they are purchasing the HUD property
To purchase a HUD property through the program you must be working with a Realtor (you may work with your own agent, or we will recommend an agent for you)
Only single family homes/condos qualify, no duplex or triplex, etc...
No first time home buyer requirement
Earnest money of at least 1% is required
For more information, contact me, for a pre-approval consultation.
The highlights of the program are as follows:
A borrower that falls into one of the categories listed above, is eligible to purchase a HUD foreclosure at a 50% discount from the list price. This means an incredible buying opportunity for anyone in these categories that intends to purchase and occupy the property as their primary residence for at least 3 years.
To be clear, this is not a "fix and flip" program. HUD requires owner occupancy for a minimum of 3 years with this program and imposes strict penalties should the owner occupancy rule be broken. Borrowers are required to sign a "silent second" mortgage on the property at closing securing the other 50% of the equity should the terms be violated.
The Good Neighbor Next Door Program only reqires a $100 down payment! Closing costs and prepaid items will still be the responsibility of the borrower.
Other highlights of the Good Neighbor Next Door Program:
Eligible borrowers must live in the area they are purchasing the HUD property
To purchase a HUD property through the program you must be working with a Realtor (you may work with your own agent, or we will recommend an agent for you)
Only single family homes/condos qualify, no duplex or triplex, etc...
No first time home buyer requirement
Earnest money of at least 1% is required
For more information, contact me, for a pre-approval consultation.
Wednesday, October 8, 2008
Sellers Facing Foreclosure? A Short Sale Might Be The Remedy...
Many, many, many homeowners have found themselves forced to make a tough decision, to feed their family or to keep a roof over their head. And if you're one of these people or have a friend or family member that can just no longer make it you know it's a painful embarrassing situation to be in.
I'm talking to clients on a weekly basis in this situation, "I could make my payment until my Husband lost his job" is what you're saying, or "I thought I could refinance out of my ARM when my home appreciated and now I owe more than my home's worth!"
Some people did just buy too much house, or made a bad financing decision. I'll be the first one to tell you the blood from this mortgage crisis is on every ones hands. The Presidential nominee's will tell you the lenders ripped you off, and the media will blame it on the economy. The bottom line is the bank is guilty or creating the product, and the banker is guilty for selling it wrong, but in the end the consumer is just as guilty for signing the papers. And now WE'RE ALL paying the consequences.
If you are in this situation, and you don't want a foreclosure to ruin your credit for 4 years (5 very soon) and your chances of getting a conventional loan, consider a better option, a SHORT SALE.
A short sale is what occurs when you communicate to your mortgage servicer your need to get out of your financial obligation on the home and the servicer agrees to approve a sale on the property for less than what is owed, forgiving the remaining debt. It is a better option than foreclosing for most servicers because it is very expensive and time consuming for them to foreclose on your house, and in most cases the short sale will net them more proceeds in the end.
I work with a network of full time Real Estate Agents that are experienced in working with foreclosures, negotiating short sales for sellers and writing offers for buyers looking for a good deal. If you are unsure of how to negotiate a short sale yourself, or you would like more information regarding the process or even how to purchase a short sale please contact me and I will refer you to an experienced Real Estate Agent to help you navigate your situation.
You have options, if you cannot negotiate a short sale you may qualify for loan modification. A loan modification can be negotiated either by the seller or by a company specializing in modifications (for a fee). You may be able to freeze, or reduce your interest rate for a period of time if you have yet to receive a foreclosure notice.
The worst thing you can do is nothing! There are still good people here to help!
I'm talking to clients on a weekly basis in this situation, "I could make my payment until my Husband lost his job" is what you're saying, or "I thought I could refinance out of my ARM when my home appreciated and now I owe more than my home's worth!"
Some people did just buy too much house, or made a bad financing decision. I'll be the first one to tell you the blood from this mortgage crisis is on every ones hands. The Presidential nominee's will tell you the lenders ripped you off, and the media will blame it on the economy. The bottom line is the bank is guilty or creating the product, and the banker is guilty for selling it wrong, but in the end the consumer is just as guilty for signing the papers. And now WE'RE ALL paying the consequences.
If you are in this situation, and you don't want a foreclosure to ruin your credit for 4 years (5 very soon) and your chances of getting a conventional loan, consider a better option, a SHORT SALE.
A short sale is what occurs when you communicate to your mortgage servicer your need to get out of your financial obligation on the home and the servicer agrees to approve a sale on the property for less than what is owed, forgiving the remaining debt. It is a better option than foreclosing for most servicers because it is very expensive and time consuming for them to foreclose on your house, and in most cases the short sale will net them more proceeds in the end.
I work with a network of full time Real Estate Agents that are experienced in working with foreclosures, negotiating short sales for sellers and writing offers for buyers looking for a good deal. If you are unsure of how to negotiate a short sale yourself, or you would like more information regarding the process or even how to purchase a short sale please contact me and I will refer you to an experienced Real Estate Agent to help you navigate your situation.
You have options, if you cannot negotiate a short sale you may qualify for loan modification. A loan modification can be negotiated either by the seller or by a company specializing in modifications (for a fee). You may be able to freeze, or reduce your interest rate for a period of time if you have yet to receive a foreclosure notice.
The worst thing you can do is nothing! There are still good people here to help!
Tax implications of the 2008 Housing Rescue and Foreclosure Prevention Act
The following information is provided by a Licensed Tax Professional in the State of Wisconsin. Any information included in this blog is not tax or legal advice and should not be construed as such.
The passing of the Housing Rescue and Foreclosure Prevention Act has had a large impact so far on my business. To simplify confusion and educate others I have asked a colleague to briefly explain the tax implications of this act, and what it means to homeowners and First Time Home Buyers.
Many know the Housing Act created a large tax incentive for First Time Home Buyers. The Government defines a First Time Home Buyer as "someone who has not owned a principal residence in the United States during the three year period that ends on the purchase date."
"The Housing Act creates a temporary new federal income tax credit. The maximum amount of this new credit is the lesser of (1) 10% of the purchase price of a principal residence or (2) $7,500 (or $3,750 for those who use married filing separate status). The credit is refundable, which means it can be used to offset your entire federal income tax liability with any remaining credit refunded to you."
"The credit is generally available for principal residence purchases after 4/8/08 and before 7/1/2009. For a newly constructed home, the purchase date is considered to be the date you take occupancy. If you purchase a residence from your spouse, ancestor lineal descendant or other related parties you are ineligible for the credit."
"The credit is phased out or completely eliminated if you adjusted gross income (AGI) is too high. The phase out range for unmarried individuals and married individuals that file separately is between $75,000 and $95,000. The phase out range for married joint filers is between $150,000 and $170,000."
"The credit is really just a loan from the government. You must repay it (without interest) over 15 years starting with the second year after the credit was claimed on your 1040. "Each years repayment will be added to that years tax bill. In addition, if you sell the home, or stop using it as your primary residence before the credit has been repaid, an accelerated repayment clause may apply. If so, the unpaid credit balance must be paid with your form 1040 for the year when the triggering event occurs."
This information was provided courtesy of Tom Schloesser, CPA, Hometown Tax and Financial Sc. 110 Enterptise Dr #104 Verona, WI 53593. 608-845-5511
The passing of the Housing Rescue and Foreclosure Prevention Act has had a large impact so far on my business. To simplify confusion and educate others I have asked a colleague to briefly explain the tax implications of this act, and what it means to homeowners and First Time Home Buyers.
Many know the Housing Act created a large tax incentive for First Time Home Buyers. The Government defines a First Time Home Buyer as "someone who has not owned a principal residence in the United States during the three year period that ends on the purchase date."
"The Housing Act creates a temporary new federal income tax credit. The maximum amount of this new credit is the lesser of (1) 10% of the purchase price of a principal residence or (2) $7,500 (or $3,750 for those who use married filing separate status). The credit is refundable, which means it can be used to offset your entire federal income tax liability with any remaining credit refunded to you."
"The credit is generally available for principal residence purchases after 4/8/08 and before 7/1/2009. For a newly constructed home, the purchase date is considered to be the date you take occupancy. If you purchase a residence from your spouse, ancestor lineal descendant or other related parties you are ineligible for the credit."
"The credit is phased out or completely eliminated if you adjusted gross income (AGI) is too high. The phase out range for unmarried individuals and married individuals that file separately is between $75,000 and $95,000. The phase out range for married joint filers is between $150,000 and $170,000."
"The credit is really just a loan from the government. You must repay it (without interest) over 15 years starting with the second year after the credit was claimed on your 1040. "Each years repayment will be added to that years tax bill. In addition, if you sell the home, or stop using it as your primary residence before the credit has been repaid, an accelerated repayment clause may apply. If so, the unpaid credit balance must be paid with your form 1040 for the year when the triggering event occurs."
This information was provided courtesy of Tom Schloesser, CPA, Hometown Tax and Financial Sc. 110 Enterptise Dr #104 Verona, WI 53593. 608-845-5511
Buying a Foreclosure or Short Sale - A Few Things Buyers Need to Know
More and more often I have been dealing with buyers looking for "Short Sales" or "Foreclosures" attempting to get the best deal they can. Sometimes these buyers are in a lower price range (here in Dane County the Median Home Price comes in just over $190,000) and they feel foreclosures/short sales are their only options, and sometimes the buyers are investors looking for a good opportunity to "Fix and Flip" a property.
If you are the former, and you are looking to purchase a Short Sale or bank owned property here are a few things you need to know before you begin your home search.
A) Just because Foreclosures are generally on the lower end of the range does not mean a Foreclosure is necessarily your best option. Many Foreclosures or Short Sales require significant repairs before they can be considered live-able. Some of these defect may affect your ability to obtain financing for the home. After you purchase the home and put all of the money in you may end up with a better deal just buying a home that has already been renovated and fits your needs right away.
B) A Foreclosure is a Bank Owned Property and Banks accept the "cleanest" offers they receive. More often than not a Real Estate division of a bank (REO) will accept a lower priced cash offer over a comparable full price offer with a financing contingency. These "cash offers" generally come from investors, can close very quickly and have no contingencies allowing the buyer to back out of his/her contract.
C) A Bank may take up to 60 days to approve a property for Short Sale. A buyer working in a tight time frame to purchase may simply find the process of purchasing a Short Sale tedious and strenuous. The waiting and wondering can be very stressful for some buyers, while some may handle it fine. Be aware that if you are writing an offer on a short sale property you may wait a long time for an answer either way.
D) Make sure you are working with an experienced Realtor and Lender when buying a Short Sale/Foreclosure. An experienced agent will know how to write the strongest offer you possibly can, therefor increasing your likelihood of having your offer accepted. An experienced agent will also assist in coordinating loan commitment and title work to make your loan process as smooth as possible and can advise you as to what physical defects may affect your ability to purchase the property.
E) Get all of your Ducks in a Row before applying for a loan/writing an offer. Bank owned Real Estate divisions want the cleanest offer possible. Buyers needing down payment assistance, seller paid closing costs and other financing contingencies are looked at less favorably then those buyers with their own down payments and closing costs. Work with an experienced lender to make sure your credit is in shape, you have a down payment if necessary and your offer is as clean as possible to increase your chances of Bank acceptance.
Making sure you have a solid offer free of as many contingencies as possible is the best way to increase your chances of having your offer accepted. Remember, buying a foreclosure or short sale does not mean you will receive the best deal in your price range. ALWAYS contact an experienced Real Estate Agent to assist you in your home search.
If you are the former, and you are looking to purchase a Short Sale or bank owned property here are a few things you need to know before you begin your home search.
A) Just because Foreclosures are generally on the lower end of the range does not mean a Foreclosure is necessarily your best option. Many Foreclosures or Short Sales require significant repairs before they can be considered live-able. Some of these defect may affect your ability to obtain financing for the home. After you purchase the home and put all of the money in you may end up with a better deal just buying a home that has already been renovated and fits your needs right away.
B) A Foreclosure is a Bank Owned Property and Banks accept the "cleanest" offers they receive. More often than not a Real Estate division of a bank (REO) will accept a lower priced cash offer over a comparable full price offer with a financing contingency. These "cash offers" generally come from investors, can close very quickly and have no contingencies allowing the buyer to back out of his/her contract.
C) A Bank may take up to 60 days to approve a property for Short Sale. A buyer working in a tight time frame to purchase may simply find the process of purchasing a Short Sale tedious and strenuous. The waiting and wondering can be very stressful for some buyers, while some may handle it fine. Be aware that if you are writing an offer on a short sale property you may wait a long time for an answer either way.
D) Make sure you are working with an experienced Realtor and Lender when buying a Short Sale/Foreclosure. An experienced agent will know how to write the strongest offer you possibly can, therefor increasing your likelihood of having your offer accepted. An experienced agent will also assist in coordinating loan commitment and title work to make your loan process as smooth as possible and can advise you as to what physical defects may affect your ability to purchase the property.
E) Get all of your Ducks in a Row before applying for a loan/writing an offer. Bank owned Real Estate divisions want the cleanest offer possible. Buyers needing down payment assistance, seller paid closing costs and other financing contingencies are looked at less favorably then those buyers with their own down payments and closing costs. Work with an experienced lender to make sure your credit is in shape, you have a down payment if necessary and your offer is as clean as possible to increase your chances of Bank acceptance.
Making sure you have a solid offer free of as many contingencies as possible is the best way to increase your chances of having your offer accepted. Remember, buying a foreclosure or short sale does not mean you will receive the best deal in your price range. ALWAYS contact an experienced Real Estate Agent to assist you in your home search.
Madison, WI Rent vs. Own Comparison
The following is a rent vs. buy comparison for a single family residence in Madison, WI. These numbers reflect the Madison, WI Real Estate Market and will differ from area to area. I typed this up to show those who may be on the fence about buying and scared of paying more on a mortgage than in rent how good of a decision buying a home is.
Similar to my blog comparing FHA and VA loans, this blog will use a $480 year estimate for homeowners insurance, and $3,600 year estimate for taxes, very representative numbers in our market. The loan is a 30 year fixed mortgage with no pmi.
Renting:
Current Rent $1200/mo
Annual Rent Increase 2%
Monthly Renters Insurance $10
Buying:
Down Payment $0
Loan Amount $150,000
Interest Rate 6.5%
Estimated Closing Costs $3,000
Monthly Property Taxes $300
Monthly Homeowners Insurance $40
Details of Transaction:
Annual Appreciation of Home 5%
Interest Currently Earned on Closing Costs 8%
Current Income Tax Rate 27%
Annual Home Maintenance $1,500
Result:
Before Tax Payment
Renting $1,210, Owning (PITI) $1,307
Total Payments Over 30 Years:
Rent - $587,780.34, Own - $515,541.60
Total Tax Savings Over 30 Years:
Rent - $0, Own - $81,849.45
Average After Tax Monthly Payment:
Renting - $1,632.72, Buying - $1,204.70
Favorable Option:
Home Sales Price After 30 Years - $648,291.36
Final Loan Payment - $4.51
Opportunity Cost of Closing Costs Compounded @ 8% - $32,807.19
Gain of Buying vs. Renting - $615,479.66
Total Payment Savings - $154,088.19
Combined Gain of Buying vs. Renting $769,567.85
In addition to the equity and tax savings, 30 years down the road a renter is still renting, and your mortgage is paid off.
I can make a buy vs. rent comparison for almost any scenario. If you, or a client of your would like a comparison please contact me, I am happy to assist!
Similar to my blog comparing FHA and VA loans, this blog will use a $480 year estimate for homeowners insurance, and $3,600 year estimate for taxes, very representative numbers in our market. The loan is a 30 year fixed mortgage with no pmi.
Renting:
Current Rent $1200/mo
Annual Rent Increase 2%
Monthly Renters Insurance $10
Buying:
Down Payment $0
Loan Amount $150,000
Interest Rate 6.5%
Estimated Closing Costs $3,000
Monthly Property Taxes $300
Monthly Homeowners Insurance $40
Details of Transaction:
Annual Appreciation of Home 5%
Interest Currently Earned on Closing Costs 8%
Current Income Tax Rate 27%
Annual Home Maintenance $1,500
Result:
Before Tax Payment
Renting $1,210, Owning (PITI) $1,307
Total Payments Over 30 Years:
Rent - $587,780.34, Own - $515,541.60
Total Tax Savings Over 30 Years:
Rent - $0, Own - $81,849.45
Average After Tax Monthly Payment:
Renting - $1,632.72, Buying - $1,204.70
Favorable Option:
Home Sales Price After 30 Years - $648,291.36
Final Loan Payment - $4.51
Opportunity Cost of Closing Costs Compounded @ 8% - $32,807.19
Gain of Buying vs. Renting - $615,479.66
Total Payment Savings - $154,088.19
Combined Gain of Buying vs. Renting $769,567.85
In addition to the equity and tax savings, 30 years down the road a renter is still renting, and your mortgage is paid off.
I can make a buy vs. rent comparison for almost any scenario. If you, or a client of your would like a comparison please contact me, I am happy to assist!
Purchase Comparison FHA 97% vs. VA 100%
Most of the business I have done over the last 6 months has been Government business, particularly FHA. I wanted to post a quick comparison to illustrate the huge advantage presented to Veterans over other First Time Home Buyers.
The following comparison is for a $150,000 purchase, and both loans are 6.5% for comparison. Here in Madison, WI $3,600 is a pretty typical figure for annual taxes and Homeowners Insurance runs about $500/yr, but can be less.
FHA Loan
Down Payment (3%) $4,500
Principal and Interest Payment $933.45
Monthly Mortgage Insurance $60.63
Total Monthly Cost of FHA Loan $994.08
VA Loan
Down Payment (0% Down)
Principal and Interest Payment $968.49
Monthly Mortgage Insurance $0
Total Monthly Cost of VA Loan $968.49
You can see in this comparison the VA loan has 2 distinct advantages over the FHA loan, the first is the obvious lack of a down payment. If this were your home I'm sure you could think of something to do with that extra $4,500 you did not use for down payment. The other advantage is even with no down payment, the VA loan is $25.59 cheaper on a monthly basis than the FHA loan.
This illustration is intended to show Veterans, Realtors and Lenders the distinct benefits of using the Federal VA loan whenever possible.
It should be said the numbers in the above comparison include the 2.15% Funding Fee charged by the Veterans Administration and 1.5% Upfront Mortgage Insurance Premium charged on FHA Loans. FHA is considering implementing risk based MIP which would have an effect on this comparison. Furthermore Veterans with a service related disability would further reduce their cost, as the 2.15% VA funding fee can be waived.
If you are interested in learning more about the Federal VA Loan and how it can be used to benefit you, or a client please feel free to contact me for more information.
The following comparison is for a $150,000 purchase, and both loans are 6.5% for comparison. Here in Madison, WI $3,600 is a pretty typical figure for annual taxes and Homeowners Insurance runs about $500/yr, but can be less.
FHA Loan
Down Payment (3%) $4,500
Principal and Interest Payment $933.45
Monthly Mortgage Insurance $60.63
Total Monthly Cost of FHA Loan $994.08
VA Loan
Down Payment (0% Down)
Principal and Interest Payment $968.49
Monthly Mortgage Insurance $0
Total Monthly Cost of VA Loan $968.49
You can see in this comparison the VA loan has 2 distinct advantages over the FHA loan, the first is the obvious lack of a down payment. If this were your home I'm sure you could think of something to do with that extra $4,500 you did not use for down payment. The other advantage is even with no down payment, the VA loan is $25.59 cheaper on a monthly basis than the FHA loan.
This illustration is intended to show Veterans, Realtors and Lenders the distinct benefits of using the Federal VA loan whenever possible.
It should be said the numbers in the above comparison include the 2.15% Funding Fee charged by the Veterans Administration and 1.5% Upfront Mortgage Insurance Premium charged on FHA Loans. FHA is considering implementing risk based MIP which would have an effect on this comparison. Furthermore Veterans with a service related disability would further reduce their cost, as the 2.15% VA funding fee can be waived.
If you are interested in learning more about the Federal VA Loan and how it can be used to benefit you, or a client please feel free to contact me for more information.
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