Many sellers are still hesitant about putting their house up for sale. Where are prices headed? Where are interest rates headed? Can buyers qualify for a mortgage? These are all valid questions. However, there are several reasons to sell your home sooner rather than later. Here are five of those reasons. 1. Demand is StrongThere is currently a pent-up demand of purchasers as many home buyers pushed off their search this past winter & early spring because of extreme weather. According to the National Association of Realtors (NAR), the number of buyers in the market, which feel off dramatically in December, January and February, has begun to increase again over the last few months. These buyers are ready, willing and able to buy…and are in the market right now!2. There Is Less Competition NowHousing supply is still under the historical number of 6 months’ supply. This means that, in many markets, there are not enough homes for sale to satisfy the number of buyers in that market. This is good news for home prices. However, additional inventory is about to come to market.There is a pent-up desire for many homeowners to move as they were unable to sell over the last few years because of a negative equity situation. Homeowners are now seeing a return to positive equity as prices increased over the last eighteen months. Many of these homes will be coming to the market in the near future. Also, new construction of single-family homes is again beginning to increase. A recent study by Harris Poll revealed that 41% of buyers would prefer to buy a new home while only 21% prefer an existing home (38% had no preference). The choices buyers have will continue to increase over the next few months. Don’t wait until all this other inventory of homes comes to market before you sell. 3. The Process Will Be QuickerOne of the biggest challenges of the 2014 housing market has been the length of time it takes from contract to closing. Banks are requiring more and more paperwork before approving a mortgage. As the market heats up, banks will be inundated with loan inquiries causing closing timelines to lengthen. Selling now will make the process quicker and simpler.4. There Will Never Be a Better Time to Move-UpIf you are moving up to a larger, more expensive home, consider doing it now. Prices are projected to appreciate by over 19% from now to 2018. If you are moving to a higher priced home, it will wind-up costing you more in raw dollars (both in down payment and mortgage payment) if you wait. You can also lock-in your 30 year housing expense with an interest rate in the low 4’s right now. Rates are projected to be over 5% by the end of next year.5. It’s Time to Move On with Your LifeLook at the reason you decided to sell in the first place and determine whether it is worth waiting. Is money more important than being with family? Is money more important than your health? Is money more important than having the freedom to go on with your life the way you think you should?Only you know the answers to the questions above. You have the power to take back control of the situation by putting your home on the market and pricing it so it sells. Perhaps, the time has come for you and your family to move on and start living the life you desire. That is what is truly important. |
A Real Estate Blog about Santa Clarita Valley and surrounding areas, buying a home, selling a home, foreclosures, and short sales.
Monday, July 28, 2014
Thinking OF Selling? 5 Reasons To Do It Now!
Thursday, July 24, 2014
Amount of Population Living Multi-Generational On Increase
GREAT ARTICLE POSTED IN THE WALL STREET JOURNAL
- By
- LAURA MECKLER
Is your post-college 20-something still living in the basement? Why, yes. Yes, he is.
Driven by young adults, the share of Americans living in multi-generational households continues to climb, a new report released Thursday finds, a trend that accelerated during the recession but has extended beyond it.
A record 57 million Americans—or 18.1% of the population—lived in multi-generational households in 2012, according to an analysis of Census data by the Pew Research Center, a think tank. The rate, up from 17.8% in 2011, has been on a steady march upward since its post-World War 11 low in 1980, when just 12.1% of the population utilized these arrangements.
“After three decades of steady but measured growth, the arrangement of having multiple generations together under one roof spiked during the Great Recession of 2007-2009 and has kept on growing in the post-recession period, albeit at a slower pace,” Pew found.
The 2012 rate is still lower than it was in 1940, when one in four Americans lived in a multi-generational home. At that time, multigenerational households were driven by older people living with their children. But improvements in the health of elderly Americans, rising incomes and the establishment of Social Security and private pensions allowed more older people to live on their own.
In 1900, 57% of adults ages 65 and older lived in a multi-generational household. By 1980, it was just 17%.
Pew defines a multigenerational household as one with at least two adult generations, such as adult children and their parents. The definition also includes homes with a skipped generation, such as grandparents and their grandchildren.
The rising numbers are being driven by young adults, age 25 to 34. Nearly one in four young adults (23.6%) lived in these homes in 2012, more than double the 11% in 1980. That’s partly attributable to the poor economic circumstances of young people, Pew said, noting their large loss in employment during the recession.
Anecdotally, lots of people know people with adult children still at home. Pew puts it thusly: “The declining employment and wages of less-educated young adults may be undercutting their capacity to live independently of their parents.”
The report also pointed to a larger trend: the Millennial generation’s delayed entry into adulthood. This generation is marrying at older ages, staying in school longer and declining to affiliate with political parties or religious institutions. By those lights, it makes sense that these young people are still comfortable living in their childhood homes. It’s easier to live with your parents if you aren’t married or already a parent yourself.
The long-term increase in multigenerational households is also reflective of the growing portion of racial and ethnic minorities, who are generally more likely to live in these homes. Asian-Americans were the most likely of the country’s major racial groups to live in these households, at 27%. By contrast, the rate for non-Hispanic whites was just 14% in 2012.
Tuesday, July 22, 2014
How Much Down Payment Do I Really Need?
A recent survey by Zelman & Associates revealed that 38% of those between the ages of 25-29 years old and 42% of those between the ages of 30-34 years old believe that a minimum of 15% is required as a down payment to purchase a home. A recent questionnaire administered by Freddie Mac showed that over 50% of all respondents thought 20% was required as a down payment.
In actually, a purchaser may be able to put down far less.
Freddie Mac, in a recent blog post addressing the issue, confirmed that there is misinformation regarding the amount necessary when determining the down payment for a home purchase:
“Did you know 40 percent of today's home buyers using mortgage financing are making down payments that are less than 10 percent? And how about this: since 2010, the number of people putting down less than 10 percent for conventional loans has grown three fold. So, not only are low down payment options real, they represent a significant portion of today's purchases.”
In a separate Executive Perspectives, Christina Boyle, Freddie Mac’s VP and Head of Single-Family Sales & Relationship Management explained further:
- A person “can get a conforming, conventional mortgage with a down payment of as little as 5 percent (sometimes with as little as 3 percent coming out of their own pockets)”.
- Qualified borrowers can further reduce the down payment coming out of their own pockets to 3 percent by lining up gifts from family or grants or loans from non-profits or public agencies.
Ms. Boyle goes on to explain:
“Letting more consumers know how down payments are determined could bring more qualified borrowers off the sidelines. Depending on their credit history and other factors, many borrowers can expect to make a down payment of about 5 or 10 percent.”
Bottom Line
If you are saving for either your first home or that perfect move-up dream house, make sure you know all your options. You may be pleasantly surprised.
Call or email I would be happy to discuss down payment options with you, 661-702-4767.
Monday, July 21, 2014
Top 6 Remodeling Projects To Improve Your Home
ou may be dreaming of a new in-ground swimming pool or stainless-steel kitchen with granite counters, but will these investments give you the right ROI when it’s time to sell? Below are some of the top home improvements that, according to Remodeling magazine, will also improve your chances of getting the most for your home at the closing table.
First Impressions. A new steel front door speaks volumes about home security and energy efficiency. You can choose from a wide price range and many colors. Not ready to replace? Paint the existing front door and repair any cracks or marring of the casing to up your curb appeal. 96.6% ROI. [A fiberglass front door will net you about 70.8% ROI.]
Take It to the Top. Turning an attic into an additional bedroom is a popular trend and a great investment. Maximize your living space without a major adjustment to your home’s structure. This also gives you the opportunity to beef up your insulation and improve your home’s energy efficiency – a hugely desirable feature for Millennial buyers. 84.3% ROI.
Get Decked Out. A wooden deck addition to your home brings an 87.4% ROI, according to Remodeling magazine. Choosing a composite instead still nets you about 74.3% return. Outdoor entertaining is on the upswing, and an open deck in general costs far less than an enclosed addition.
Go Low. As with an attic remodel, redoing a basement improves the value of your home without altering its footprint. Refinish the room and add a wet bar and bathroom for maximum enjoyment and return on your investment. 77.6% ROI.
Consider the Ups and Downs. How many people think about replacing their garage door when they’re making home improvements? Apparently more of us should. It’s another bump to your curb appeal, and you have a vast array of choices, from uninsulated steel to insulated panels with windows. Your choice may depend on whether your garage is only for storing cars or if you have a workshop or laundry facilities there too. 83.7% ROI.
Cook Up Some Change. Of course, an updated kitchen is always one of the best investments you can make when it comes to home improvements. We’re talking a minor remodel, here: new cabinet fronts and hardware, new midpriced sink and faucet, and if you’re really in the mood, replacing the stove with a more energy-efficient model. A major upgrade probably isn’t worth it: a minor remodel brings in about an 82.7% ROI, while spending over $50,000 on a major upgrade will probably only net you 74.2% ROI.
First Impressions. A new steel front door speaks volumes about home security and energy efficiency. You can choose from a wide price range and many colors. Not ready to replace? Paint the existing front door and repair any cracks or marring of the casing to up your curb appeal. 96.6% ROI. [A fiberglass front door will net you about 70.8% ROI.]
Take It to the Top. Turning an attic into an additional bedroom is a popular trend and a great investment. Maximize your living space without a major adjustment to your home’s structure. This also gives you the opportunity to beef up your insulation and improve your home’s energy efficiency – a hugely desirable feature for Millennial buyers. 84.3% ROI.
Get Decked Out. A wooden deck addition to your home brings an 87.4% ROI, according to Remodeling magazine. Choosing a composite instead still nets you about 74.3% return. Outdoor entertaining is on the upswing, and an open deck in general costs far less than an enclosed addition.
Go Low. As with an attic remodel, redoing a basement improves the value of your home without altering its footprint. Refinish the room and add a wet bar and bathroom for maximum enjoyment and return on your investment. 77.6% ROI.
Consider the Ups and Downs. How many people think about replacing their garage door when they’re making home improvements? Apparently more of us should. It’s another bump to your curb appeal, and you have a vast array of choices, from uninsulated steel to insulated panels with windows. Your choice may depend on whether your garage is only for storing cars or if you have a workshop or laundry facilities there too. 83.7% ROI.
Cook Up Some Change. Of course, an updated kitchen is always one of the best investments you can make when it comes to home improvements. We’re talking a minor remodel, here: new cabinet fronts and hardware, new midpriced sink and faucet, and if you’re really in the mood, replacing the stove with a more energy-efficient model. A major upgrade probably isn’t worth it: a minor remodel brings in about an 82.7% ROI, while spending over $50,000 on a major upgrade will probably only net you 74.2% ROI.
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Sunday, July 20, 2014
Does It Cost Too Much To Live in LA?
We all know that LA – and most of California for that matter – is an expensive place to live, but what percentage of income is spent on housing here? The answer may surprise you, as a recent study has found that residents of LA spend more of their income on housing than in any other metropolitan area across the nation! The report is the latest evidence of a growing affordability crunch in Southern California’s housing market.
Let’s face it – costs to buy and rent homes have grown far faster than incomes in recent years, pushing more families to spend a greater share of their income to live here.
Let’s face it – costs to buy and rent homes have grown far faster than incomes in recent years, pushing more families to spend a greater share of their income to live here.
According to a new study from Harvard University, half of the households in metro Los Angeles spend at least 30% of their income on rent or mortgage payments, the highest rate of 381 metropolitan areas in the U.S. One in four households here spends at least half its income on housing.
But Los Angeles isn't alone. Seven of the 10 metros with the highest share of “cost-burdened” households are in California, including the Inland Empire, San Diego and Ventura County.
Many economists peg 30% of income as a point at which housing costs start to become burdensome, crowding out other spending. At 50%, it becomes a “severe burden.” Of low-income households that spend at least that much on housing, 39% reported spending less on food and 65% cut spending on healthcare, the report said.
“Pretty much all other necessity spending is getting crowded out,” said Dan McCue, research manager at the Harvard Joint Center for Housing Studies. “Food, clothing, healthcare, you name it. There’s just less to go around.”
Renters are especially squeezed, with 6 in 10 renting households spending at least 30% on housing. Among homeowners in metro Los Angeles, 4 in 10 spend that much, the sixth-highest rate in the country.
In Southern California, the challenge is one both of high housing costs and stagnant wages. Median household income, adjusted for inflation, has fallen 11% here since 2005, while rents have climbed.
“The basic cause of these high cost burdens is weak income growth,” McCue said.
Saturday, July 19, 2014
Credit Myth #5 - If I Request A Copy Of My Report, My Scores Will Go Down
It is true that having too many inquiries by lenders hurts
your credit report, but how frequently you pull your own credit report has no negative impact on your score.
your credit report, but how frequently you pull your own credit report has no negative impact on your score.
The inquiry will show up on your credit report but will not affect
your score in the case of monitoring it. Credit bureaus know you need to monitor your credit report, so pulling your own report is considered responsible
behavior. Do it freely!
your score in the case of monitoring it. Credit bureaus know you need to monitor your credit report, so pulling your own report is considered responsible
behavior. Do it freely!
Remember you shouldn't bother paying for your credit score because
it will be the consumer score and not the FICO score used by lender
it will be the consumer score and not the FICO score used by lender
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
Friday, July 18, 2014
Credit Myth #4 - I Have To Pay Off My Balance In Full To Keep Scores High
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Sadly, this mistaken belief causes some consumers to make
unnecessary payments with the little money they already have.
The truth of the matter is credit bureaus have no way of knowing
whether you pay your balance in full each month or whether you make
monthly payments.
unnecessary payments with the little money they already have.
The truth of the matter is credit bureaus have no way of knowing
whether you pay your balance in full each month or whether you make
monthly payments.
If you have the financial resources to do so, pay off your balance
each month but only to save money in the interest! But to increase
your score you need to focus on your utilization rate or in fact, it will
decrease your score by lowering and paying off your balances in full.
each month but only to save money in the interest! But to increase
your score you need to focus on your utilization rate or in fact, it will
decrease your score by lowering and paying off your balances in full.
I should note that I have heard of cases where smaller balances and
recent activity on a credit card have boosted a person’s score enough
to give them a better interest rate on a loan.
recent activity on a credit card have boosted a person’s score enough
to give them a better interest rate on a loan.
That said, the increase is minimal. Generally speaking, always
keeping a balance is unnecessary and lenders might prefer a
zero balance. But remember…do this only if you trying to avoid
paying the monthly interest on your account and only if you are
maintaining the same pay patterns every month.
keeping a balance is unnecessary and lenders might prefer a
zero balance. But remember…do this only if you trying to avoid
paying the monthly interest on your account and only if you are
maintaining the same pay patterns every month.
The optimal percentage to pay your outstanding credit card bills
down to is 30% if possible.
down to is 30% if possible.
WARNING- Some lenders have been known to lower your credit
limit or even close your account after you pay off your card.
limit or even close your account after you pay off your card.
So be very cautious when paying off your accounts on a monthly
basis to save on the monthly interest fees it may not be worth it!
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
basis to save on the monthly interest fees it may not be worth it!
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
Thursday, July 17, 2014
Credit Myth #3 - Close Some Lines Of Credit
Q:If I close some of my credit card accounts, I will have a better credit score.
A: Credit experts generally agree that once you have opened accounts
you should keep them open. The reason is that as soon as you close them
then you are shutting down the continuation of building credit history.
you should keep them open. The reason is that as soon as you close them
then you are shutting down the continuation of building credit history.
Closing them will never help your score, and it might actually hurt your
score by lowering you overall utilization rate and shortening the average
age of your active accounts, which is one of the reasons why some not
knowing this have had a declining credit score.
score by lowering you overall utilization rate and shortening the average
age of your active accounts, which is one of the reasons why some not
knowing this have had a declining credit score.
Keep them open and pay your cable bill with it once a month. Then pay it in full every month to avoid interest charges. Or you can keep a small balance on it for a month or 2 then pay it off in full. The fact is that the credit bureaus do not know when you have paid off your credit card in full every month or not. They simply are more interested on your payment patterns regarding the reporting of late payments starting at 30 days since there is no grace period after this time frame.
Past Short Sale? Oh No! Fannie Mae Is Changing Things Again!
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Wednesday, July 16, 2014
Credit Myth #2
Q:If I succeed in deleting a negative item, it will just come right back
on my credit report.
on my credit report.
A:The credit bureaus have cleverly spread this myth through the news
media and government agencies. In truth, the credit bureaus will often
temporarily delete a negative listing if they haven’t heard from the
credit grantor after approximately thirty days.
media and government agencies. In truth, the credit bureaus will often
temporarily delete a negative listing if they haven’t heard from the
credit grantor after approximately thirty days.
If the credit grantor reports late, say after six weeks, and then verifies
the negative listing, the credit bureau will often reinsert the negative
listing on the credit report.
the negative listing, the credit bureau will often reinsert the negative
listing on the credit report.
This is often known as a “soft delete.” Usually, though, the creditor
simply fails to respond and the negative listing is permanently deleted.
simply fails to respond and the negative listing is permanently deleted.
If the item is verified by the credit grantor, either before thirty days or
after, the account may still be challenged at some future time for
removal. If this rare action occurs you can have it removed it again by
re-disputing that item. The New Laws FACTA (Fair and Accurate Credit Transaction Act)
along side the Fair Credit Reporting Act makes it much more difficlut for this
to occur. Don’t let this change your mind about improving your credit with
credit correction services.
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
after, the account may still be challenged at some future time for
removal. If this rare action occurs you can have it removed it again by
re-disputing that item. The New Laws FACTA (Fair and Accurate Credit Transaction Act)
along side the Fair Credit Reporting Act makes it much more difficlut for this
to occur. Don’t let this change your mind about improving your credit with
credit correction services.
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
Labels:
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#canyoncountry,
#castaic,
#creditrepair,
#foreclosure,
#homeloan,
#newhall,
#owningahome,
#realestate,
#realestateagent,
#realtor,
#santaclarita,
#saugus,
#sellingyourhouse,
#shortsale,
#stevensonranch
Tuesday, July 15, 2014
Credit Myth #1
Here is a series of some of the most common Credit Myths that are floating around out there and clear the air on them.
There is much to discover and hope you get alot out of it. So Enjoy this Series!
Q: When I pay off a past-due account, such as a chargeoff or a collection account, it will show “paid” and will no longer be negative.
A: It is quite difficult to restore your credit without somehow satisfying your outstanding debts. However, the act of paying off a debt, in some cases, can actually hurt your credit. Negative credit is allowed to stay on the credit report for a maximum of seven years, except for bankruptcy which may remain on the credit report for ten years.
This seven year clock begins ticking on “the date of last activity” or, in other words, when the last action took place on the account. By paying an outstanding, delinquent debt you will change the account status to “paid collection,” “paid was late,” or “paid was charged off”– which will still stand out as a very negative listing. Furthermore, you will create a new date of last activity on the day you settle the account.
The seven year clock will reset and begin all over again. When you have outstanding debt, it is almost always prudent to seek professional help so that you may settle your debts without further damaging your credit. (Our firm will provide a debt settlement program in the near future.)
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
Monday, July 14, 2014
Boost Your Credit Score With A Few Simple Things
Many people avoid purchasing a home due to credit repair issues. This week I am going to display some great blogs written by my friend Robert Montoya who has personally helped many of my clients repair their credit issues so they can purchase a home. If you need help, contact Robert, 818-298-6894.
Included in your credit report is a credit score developed by the Fair Isaac Company and used by your mortgage company to help in the lending decision. The score is commonly known as FICO Scores, although Trans Union uses the name Emperica and Equifax uses the name Beacon. Each score is a Fair Isaac Company product and uses the same factors. The score may vary from one bureau to another, as some creditors may or may not report to all three credit bureaus, which may lead to variations in the credit score.
Included in your credit report is a credit score developed by the Fair Isaac Company and used by your mortgage company to help in the lending decision. The score is commonly known as FICO Scores, although Trans Union uses the name Emperica and Equifax uses the name Beacon. Each score is a Fair Isaac Company product and uses the same factors. The score may vary from one bureau to another, as some creditors may or may not report to all three credit bureaus, which may lead to variations in the credit score.
Approximately 35% of your score is based on Payment History. Payment History Includes the following:
Payment history on credit card accounts, retail accounts, installment loans, finance company accounts and mortgage loans. Public records, such as bankruptcies, judgments, suits, liens, wage attachments and collection accounts. The number of accounts showing no late payments. A good track record on most of your credit accounts will increase your credit score.
Approximately 30% of your score is based on Amounts Owed:
Owing on your credit accounts does not mean you are a high-risk borrower with a low score. However, owing a great deal of money on many accounts can indicate an individual is overextended and more likely to make some late payments. A large number of accounts with balances, high revolving balances and installment loan payment patterns all are taken into consideration in the score factor.
Approximately 15% of your score is based on the Length of Credit History:
The scoring model considers both the age of your oldest account along with an average age of all your accounts. The length of time credit accounts have been established along with how much time since accounts have been used is also considered.
Approximately 10% of your score is based on Types of Credit Use:
The score considers your mix of various types of accounts: credit cards, retail accounts, installment and auto loans, finance company accounts and mortgage loans. Having one of each is not necessary and opening accounts you do not intend to use is not advisable. The score looks at the types of credit accounts you have, the total number of accounts, and how many of each type of account. For different credit profiles, how many is too many will vary.
There are approximately 34 “reason codes” which are the factors used to determine the score on credit profile. The four top reasons used for the calculation of the credit reasons are listed on the credit report, which explains why the score is not higher. The score reasons are not particularly helpful when the score is already high (for example, 680 or above), because they may be marginal factors with little impact. The score model ranges from 300 to 850. Higher scores indicate low risk. Lower scores indicate higher risk.
As you can see there are many components that make up your FICO Credit scores.
Approximately 10% of your score is based on New Credit:
People tend to have more credit today and to shop for credit more frequently than ever. Research shows that opening several credit accounts in a short period of time represents greater risk. This also extends to requests for credit, which results in inquiries by a lender to receive a copy of your credit report.
The score will look at how many accounts you have by type, how long since accounts have been opened, how many recent inquiries on you report which indicates recent requests for more credit, and re-establishment of good recent credit history if there had been past problems.
A score is a number that tells a lender how likely an individual is to repay a loan, or make credit payments on time. A “scorecard,” or scoring model calculates a mathematical equation that evaluates many types of information from your credit report at that credit bureau. By comparing this information to the patterns in thousands of past credit reports, scoring identifies your level of credit risk.
As you can see there are many components that make up your FICO Credit scores.
Labels:
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#canyoncountry,
#castaic,
#foreclosure,
#homeloan,
#newhall,
#owningahome,
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#realestateagent,
#santaclarita,
#saugus,
#sellingyourhouse,
#shortsale,
#stevensonranch,
#valencia
Tuesday, July 8, 2014
California Transitions Assistant Program
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Saturday, July 5, 2014
Friday, July 4, 2014
Thursday, July 3, 2014
What Do Sellers Look For In A Good Offer?
Before I attempt to answer this question, remember 2 things:
Sellers!
- Your property's market value is driven not by what you think it's worth or what you want for it, but rather, what your buyer is willing to pay for it.
- Estimating market value by going to online resources like Zillow, Red Fin or another site may provide some insight, but a local Realtor and/or an appraiser well-versed in the local conditions are the better resources.
Buyers!
Love the home, have to have it? You want to write a good offer? Here you go!
PRICE
This is is the single most important factor. Even if there is an offer that is all cash, but another and much higher offer is submitted with very strong terms and conditions, the higher offer still stands a chance of getting accepted if the seller is willing to wait a little bit longer to close escrow.
Your Realtor should provide market comps to determine a fair offer. Remember that on the listing side, the Realtor is armed with the same information. As such, low ball offers will be exposed for what they appear to be: buyers playing the game and see what sticks.
DEPOSIT AND DOWN PAYMENT
The higher the better.
For initial deposit, the usual amount is between 1-3% of the offer. The higher deposit shows how much the buyer is willing to risk if he defaults on the purchase, i.e., backs out after releasing his contingencies. That shows his seriousness in completing the purchase.
CONTINGENCIES and TIMELINES
During the super-heated days of overbidding, some buyers wrote offers WITHOUT any kind of contingencies, which meant that as soon as the sellers accepted the offer, the buyers are locked in and can't back out of the offer without losing their deposit.
Buyers are cautioned to keep some contingencies in place. It's for their protection. Naturally, the shorter the contingency periods, the better.
- Buyer investigation. In California, our standard purchase agreement mentions 17-days to do your buyer inspections and other research that includes researching the schools, crime and safety factors, etc. The shorter the period of investigation, the better.
- Loan appraisal - it used to be that both the loan appraisal and loan approvals have the same time contingency. No more. A property may have an appraisal in less than 2 weeks, but the lender's underwriter may take longer to approve the loan. One can shorten the loan appraisal contingency, but not have much say about the approval contingency itself.
- Loan approval - depends on your loan. If you're getting an FHA approval, they usually ask for a minimum of 35 days to close escrow. That's why some sellers prefer conventional loans wherein they have a shorter time. Normal contingency period is 17 days, if your lender has done their homework you can sometimes shorten this to 10-12 days and securely have your loan in place by then.
- Other contingencies and conditions:
- Contingent on buyer selling own property ---- this severely weakens an offer, if you want to make an offer this way, at least assure your home has an accepted offer before writing an offer on another property contingent upon the concurrent and successful close of escrow of your home.
- Seller wants the sale subject to their finding a replacement property - another big IF. What if the seller doesn't find or qualify to buy a property. Is the buyer willing to wait?
- Seller asks for rent-back.
- If buyer really wants the house, buyer may be willing to do a rent-back. But don't make it longer than 30 days after you close escrow because the insurance may rise if the insurance company determines that it's not owner-occupied yet and deems it as an investment property at a higher premium.
- A fair rent-back is usually whatever the buyer's PITI is, prorated by day.
- Escrow period - generally, the shorter the escrow period, the better.
- Seller could specify longer escrow period (as in cases of sellers who are trying to avoid a pre-payment penalty)
- FHA loans usually take 45 days to close....if seller wants 30-day close, seller may not consider a buyer with an FHA loan.
- Property is vacant. That's a good sign that the seller may want to close quickly. Thus, the shorter your escrow period, the better.
TERMS
The easier you make it for the seller to do business with you, the more attractive your offer becomes. Some of the things the sellers look at
- Credit requests ---- do not ask for credit at the offer stage, before one is even accepted or before one has inspections done. After your offer is accepted and after investigations, etc. you may want to submit an addendum for credits.
- AS IS --- especially if the property appears to be in good condition, and inspection reports were already completed (and paid for the seller) and provided to the buyer. All offers, by nature, are AS IS anyway...until you come back with a request for repairs if one is warranted after you discover safety and hazard issues.
- Compliance with government regulations and requirements as a condition to close escrow. For example, in some cities, it is required to install an automatic gas cut off valve. Some homes may not have this installed, and will need to have this done before close of escrow. Don't stew over not having smoke detectors. You can do it yourself very inexpensively.
- Transfer taxes. Also known as documentary stamps in some locales. Who is responsible for the county and city (if applicable) transfer taxes? Is the buyer willing to take on some of these costs?
- Escrow fees - Buyer is responsible for own fees. HOWEVER....if you're writing an offer on a bank-owned property, and if they prefer using their own escrow/title company, you can specify that seller will pay for the title insurance.
- Choice of title company - if the seller has opened a pre-escrow with a reputable company, why not use that company? Do remember that you as the buyer have the right to use the title company of your choosing.
- Home warranty - many buyer's asks for the seller to pay for a home warranty (it's a great precaution, and a gift to the buyer to assure everything goes smoothly for the buyer upon anything breaking in the first year). A smooth offer has the buyer pay for the home warranty and saves the seller the expense.
PREAPPROVAL
Today, a pre-approval letter may not be enough to get an offer accepted. In many cases, we also include:
- Proof of funds to show buyer's ability to close escrow.
- Desktop underwriting approval - to show how far in the application process the seller has gone.
I always have my lender call the listing agent directly and begin a relationship as soon as possible. The agent and lender should have open communication and trust throughout the transaction.
So when the seller asks you to submit your BEST and HIGHEST offer, think price, terms and conditions.
Good luck!
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Wednesday, July 2, 2014
How To Keep Your House Cool This Summer WITHOUT Running the Air!
Knowing what appeals to today’s homebuyers, and considering those trends when you remodel, can pay off years from now when you sell your home.
Two new surveys about what homebuyers want have me feeling pretty smug about my own home choices. Maybe you'll feel the same.
Privacy from neighbors remains at the top of the most-wanted list (important to 86% of buyers), according to the NATIONAL ASSOCIATION OF REALTORS’® "2013 Community Preference Survey." Privacy is no doubt the best feature of my mid-century ranch home, since I can only see one neighbor’s house and it’s a couple hundred feet down my driveway.
It may not be practical to move your neighbors farther away (although I’m sure many people wish they had that superpower), but you can increase your home’s privacy (and therefore its resale value) by planting a living privacy screen of trees and shrubs or by physically screening off your patio.
3 More Takeaways for the Next Time You Remodel
1. More and more generations are living together. Another NAR survey, the "2013 Profile of Home Buyers and Sellers," found 14% of buyers purchased a home suited to a multigenerational household due to children over the age of 18 moving back into the house, cost savings, and the health and caretaking of aging parents.
I did that back when my parents were still alive, and it worked out great for everyone. I didn’t have time to let my infant daughter nap on my shoulder all afternoon, but my mom did. She couldn’t drive to church meetings at night, but I could take her. And neither of us liked cleaning the gutters, but my husband didn’t mind that chore.
Even if you’d rather live in a cardboard box than with your mother, you might want to consider the multigenerational living trend when you’re remodeling. For instance, opting for a full bath when finishing the basement could offer more convenience for you now and boost your home’s resale value by making it more appealing to a multigenerational family.
2. On average, homeowners live in their home for nine years. That’s up from six years in 2007. Since you’ll be in your home for a long time, it makes sense to remodel to suit your taste but also with long-lasting marketability in mind. After all, you don’t want to have to redo stuff. For instance, you can go for trend-defying kitchen features, like white overtones and Shaker-style cabinets, which work with a variety of styles.
I feel compelled to caution against going so far out of the norm for your neighborhood that it’ll turn off potential buyers even nine years from now. (It never hurts to get your REALTOR®’s opinion on your remodeling plans.)
3. Homebuyers love energy efficiency. Heating and cooling costs were "somewhat" or "very important" to a whopping 85% of buyers. If your home could use an energy-efficiency upgrade, go with projects that have a solid return on investment, like sealing your air leaks and adding attic insulation. You’ll save money on your utility bills now and when you’re ready to sell, your home will appeal to buyers looking for efficiency.
By the way, to take back your energy bills, you need to do at least four things. One to two fixes won’t cut it, thanks to rising energy costs.
About two-thirds of survey respondents also thought energy-efficient appliances and energy-efficient lighting were important. Tuck away your manuals and energy-efficiency information when you buy new appliances and lighting. When you’re ready to sell (in nine years) you can pull those out and display them where buyers will see them.
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