According to Ron Hanlen of Network Funding, there is another factor currently driving Katy real estate inventory levels:  Mortgage interest rates. Despite dire predictions about the impending rise of mortgage interest rates, rates have held onto historic lows, in the 4’s.

Ron said, “Once the tax credit expired, everyone expected that listings would go down.  But they haven’t…they have gone up.  With all of the negative media attention on housing it would be easy to consider that it is because the sellers are distressed in some way. Maybe they lost their job or they are trying to sell the home before it goes into foreclosure.

But here is the real reason why listings are up:  Interest rates are at an all-time low. Despite the constant bombardment of negative media coverage, the vast majority of existing homeowners are very credit worthy, live within their means and have stable income.  Experienced homeowners have seen interest rates in the 5’s, 6’s, and 7’s in the last several years. With interest rates in the 4’s, savvy homeowners know that when interest rates are at an all time low, it’s time to make a move.”

Even if a seller gets a little less for their house than they might in the next few years, this loss is easily made up on the buying end of the transaction.

Ron continued, “Mortgage rates can make a right turn at any second.  Mortgage rates are not low because of anything that the Federal Reserve, Treasury, or Obama administration is currently doing. Mortgage rates are low because of global fear about the economy and financial system.  This causes banks and investors to hoard their cash and park it into nice, safe and boring mortgage backed securities.  You earn a very low interest rate in return for safety.  But the financial markets and the global economy will turn around, and when it does it will move mortgage rates up with it.”

Ready to buy or sell a home in Katy? To discuss selling your house or to tour Katy homes, contact me. To search all the houses currently on the market in Katy/Houston see Home Search. I have sold Katy real estate for over 20 years and would be pleased to work together.

It”s nearly impossible for the average citizen to keep track of all events directly impacting housing and mortgage markets.  Professional mortgage lenders monitor the live trading of Mortgage-Backed Securities (MBS). Government and conventional mortgage rates are directly based upon MBS. So…what exactly is a MBS?

Compliments of Wikipedia

A mortgage-backed security (MBS) is an asset-backed security or debt obligation that represents a claim on the cash flows from mortgage loans, most commonly on residential property.

First, mortgage loans are purchased from banks, mortgage companies, and other originators. Then, these loans are assembled into pools. This is done by government agencies, government-sponsored enterprises, and private entities, which may offer features to mitigate the risk of default associated with these mortgages.

Mortgage-backed securities represent claims on the principal and payments on the loans in the pool, through a process known as “securitization”. These securities are usually sold as bonds, but financial innovation has created a variety of securities that derive their ultimate value from mortgage pools.

In the United States, most MBS’s are issued by the Federal National Mortgage Association (Fannie Mae) and the Federal Home Loan Mortgage Corporation (Freddie Mac), U.S. government-sponsored enterprises. Ginnie Mae, backed by the full faith and credit of the U.S. government, guarantees that investors receive timely payments.

Fannie Mae and Freddie Mac also provide certain guarantees and, while not backed by the full faith and credit of the U.S. government, have special authority to borrow from the U.S. Treasury. Some private institutions, such as brokerage firms, banks, and homebuilders, also securitize mortgages, known as “private-label” mortgage securities.

Residential mortgages in the United States have the option to pay more than the required monthly payment (curtailment) or to pay off the loan in its entirety (prepayment). Because curtailment and prepayment affect the remaining loan principal, the monthly cash flow of an MBS is not known in advance, and therefore presents an additional risk to MBS investors.

For information about Katy real estate, contact me directly at 713-818-2404 or via email. I have specialized in Katy real estate for over 20 years. Experience does count!

The Federal Housing Administration, FHA, has kept mortgage rates and Mortgage Insurance Premiums, MIP, lower than the market dictated for some time to encourage home buyers to shore up the economy.

MIP premiums are about to increase; the date is April 5th. On case numbers dated after April 4th, MIP premiums go from 1.75% of the total loan value to 2.25%. It’s not as dreadful as it sounds. On a $200,000 mortgage, the increase, based on today’s interest rates, is approximately $6 per month–stay out of…to read the rest of my article, see OnlyKaty.com.

A short sale is a transaction in which the lender, or  lenders, agree to accept less than the mortgage amount owed by the current homeowner.

Recently, I earned the nationally recognized Short Sales and Foreclosure Resource certification. The National Association of REALTORS^® offers the SFR certification to REALTORS^® who want to help both buyers and sellers navigate these complicated transactions, as demand for professional expertise with distressed sales grows.

REALTORS^® who have earned the SFR certification know how to help sellers maneuver the complexities of short sales as well as help buyers pursue short sale and foreclosure opportunities.

“As leading advocates for homeownership, REALTORS^® believe that any family that loses its home to foreclosure is one family too many, but unfortunately, there are situations in which people just cannot afford to keep their homes, and a foreclosure or a short sale results,” said 2009 NAR President Charles McMillan.

“Foreclosures and short sales can offer opportunities for home buyers and benefit the larger community, as well, but it’s extremely important to have the help of a real estate professional like a REALTOR^® who has earned the SFR certification for these kinds of purchases.”

The certification program includes training on how to qualify sellers for short sales, negotiate with lenders, protect buyers, and limit risk, and provides resources to help REALTORS^® stay current on national and state-specific information as the market for these distressed properties evolves.

For assistance with a short sale, foreclosure or any other residential real estate issues, feel free to contact me at 713-818-2404 or via email. You can search all of Houston MLS from this site.

According to CNN News, the homebuyers tax credit has been extended; the bill now goes to President Obama for signature:

“The legislation would extend the $8,000 homebuyer tax credit to contracts signed by April 30, 2010 and closed by June 30, 2010. The controversial credit, which many say has boosted home sales in recent months, was set to expire after Nov. 30.

The bill also creates a $6,500 credit for those who buy a home after living in their current house at least five years. That measure would apply to contracts signed by April 30 and closed by June 30. The current credit defines a first-time homebuyer as someone who has not owned a residence within the past three years.

The credit would be available only for the purchase of principal residences priced at $800,000 or less.

The bill would raise the adjusted gross income cap to $125,000 for single filers and $225,000 for joint filers. The amount of the credit currently begins to phase out for taxpayers whose adjusted gross income is more than $75,000, or $150,000 for joint filers.”

I am a Katy  Specialist having sold many houses in Katy over the last 20 years, both new construction and resale. This includes both working as a listing and selling agent. Call me for more information and for outstanding professional representation.

While at this time it is only available to Fort Bend buyers, there is a new loan program that makes financing a first home much more affordable and easier. It saves the homeowner up to $2000 off their taxes each year for the life of the loan.

The Mortgage Credit Certificate allows the lender to qualify for more home or to get approved if they have been denied in the past. The Mortgage Credit Certificate Program can be used to gross up income or ratios to enable the borrower to qualify for a mortgage loan.

The Mortgage Credit Certificate Program is available to first-time homebuyers, defined as a person who has not owned a home as a primary residence in the last three years.

One of the most exciting features of this program is that it can be combined with the current first-time homebuyer’s $8000 tax credit resulting in a credit savings of $10,000 in 2009! However, the $8,000 tax credit program expires on November 30, 2009 so it is important to buy your home prior to that date. If you act quickly, there is still time to shop for and close on a home.

The Mortgage Credit Certificate allows the homebuyer, if there is a tax liability, the benefit of a dollar-for-dollar reduction of their tax bill. The program enables the homeowner to claim a tax credit of 30% of annual  interest paid, not to exceed $2000 per-year, for the life of the loan.

This program is not for investors but for those who will purchase and occupy a home for at least nine years. If the Mortgage Credit Certificate borrower sells his house within nine years, makes a profit and if his income has greatly increased, the homeowner would have to pay back a % depending on what year he sells. The penalty decreases every year.

With low interest rates and the $8000 tax rebate program, there has never been a better time to become a home owner!

There is also a new loan program aimed at assisting teachers, police officers, firemen, EMS personnel, correction officers, school nurses, teacher’s aides, librarians, school counselors and county jailers to purchase a home. This program is not limited to Fort Bend County! For details, see an article I wrote for Only Katy.com: “Special Mortgage Loan Program Helps Teachers, Police Officers and Public Servants Purchase Homes”.

For more details on both programs and to be referred to a Mortgage Credit Certificate lender, contact me @ 713-818-2404.

For information about Katy area homes, you can search the entire Houston MLS from this blog. For questions or to tour any area homes, contact me directly at 713-818-2404 or via email. I have specialized in Katy real estate for over 20 years. Experience does count!

According to The Washington Post, “Two Dallas-area congressmen -  one a Democrat, the other a Republican – have introduced bills that not only would broaden the reach of the current housing tax credits to almost everybody, but would keep the program going until either mid-2010 or the end of that year.”

The current credit program expires on the last day of November 2009. H.R. Bill 2619, sponsored by Republican Kenny Marchant, would expand the current $8,000 federal tax credit to all homebuyers–not just first-time buyers. The bill would also extend the federal program through June 2010.

“The bill would also create an unprecedented $3,000 credit to help offset ‘qualified refinancing cots’ – closing fees, lender charges and the like -  through next June,” wrote The Washington Post.

Democrat Rep. Eddie Bernice Johnson introduced the Homebuying Credit Expansion Act (H.R. 2606). It would extend the current credit through December 31, 2010. The bill would open the tax credit to all buyers of principal residences. Unlike the Republican bill, it would not provide any new tax incentives to refinancing home owners.

According to The Washington Post, Mary Trupo, public policy director for the National Association of Realtors, said, “We say – if the credit is working for first-time homebuyers, then why not for all buyers, with no income limitations? We would like to see the expiration date extended beyond November 30, 2009. Expanding the credit is really the way to stabilize the housing market – by making it available to everybody.”

The Washington Post reported that Trupo said, “First-time homebuyers accounted for one-half of all purchasers in March – up from one-third in January – and that increase is directly attributable to the tax credit.”

In summary, The Washington Post article read, “…later this year, you can bank on it: There will be a significant push to extend the housing tax credit – and maybe even open it up to everybody.”

Personally, I have sold several first-time homebuyers as a direct result of the tax credit. I am currently working with two more.  I hope the tax credit will be expanded in scope and extended time-wise. The rebirth of our economy is tied directly to the residential real estate market.

For information about Katy area homes, you can search the entire Houston MLS from this blog. For questions or to tour any area homes, contact me directly at 713-818-2404. I have specialized in Katy real estate for over 20 years. Experience does count!

Many Katy Realtors still do not understand the process of a  Short Sale  even though there are many such properties in Katy. What does it take to get a get a Short Sale written and closed?  Acquaint yourself with the basics by reading this article and call me at 713-818-2404; I am an expert in the field of Short Sales!

Let’s start at the beginning, what is a “Short Sale”. A Short Sale is where the net proceeds from the sale of a property are less than what is owed to  mortgage companies and other lienholders. The seller receives no funds from the sale and all lienholders must agree to the transaction.

The seller’s best interest is served by having any sale approved by the mortgage company.  Although the seller’s credit is adversely affected, they do not have a foreclosure on their record.

The mortgage company tries to get the highest amount they can in order to reduce their loss on the transaction . This involves a negotiation process which can take quite some time. As a general rule, these transactions will take a minimum of 30 days to complete but,  depending on the circumstances, can take 90 days or more. All parties involved in the transaction need to be aware of the possible time frame involved.

Because the mortgage company is taking a loss on the transaction, they control a lot of the specifics of the sale, including, but not limited to, what can/can’t be included in the contract and when closing/funding must occur.

Following are the usual stipulations tied to a Katy Short Sale:

• Any contract submitted is subject to acceptance by all mortgage companies and lienholders. It is not considered executed until all approvals are received, even though the seller will sign the contract in order to submit it to the mortgage company. The Special Provisions section of the sales contract will include verbiage similar to this: “This contract is subject to acceptance of seller’s mortgage companies and lienholders.”
• All offers must include a lending pre-approval letter.
• The seller will not be able to do any repairs to the property. The sale is “as-is, where-is”. (Note: This not always true. It depends on how many offers are on the property which is usually multiple.)
• Seller is not in the position to provide Homeowner’s Association documents. If buyer requires the documents a part of evaluating the purchase of the property, buyer will need to order and pay for them.
• Mortgage companies generally will not pay for surveys, inspections, treatments or residential service contracts. Depending on the offer and the amount they will receive, the mortgage company may or may not allow some seller contributions to buyers closing costs.
• When and if the mortgage company accepts an offer, they will have a specific date for closing/funding. These dates are generally firm and while it may be possible to get an extension, there is no guaranty an extension will be granted.
• There is no guarantee that any offer submitted by a buyer will be accepted by the bank.

Want an extra $8,000? If you’re a first-time homebuyer, you’re in for a nice gift.

Last fall, the Federal Government introduced a financial incentive to prospective first-time homebuyers, an income tax credit of up to $7,500. The rules were simple: You must have been a first-time homebuyer, (as defined by not owning a home in the previous three years), and you met certain income restrictions.

The new $8,000 tax credit is available to those who buy between January 1, 2009 and December 1, 2009. It’s not a deduction, it’s an actual credit. Unlike the $7,500 first-time homebuyer tax credit introduced last summer, this does not need to be repaid.

First-timers who qualify can make no more than $75,000 in adjusted gross income if they’re single or $150,000 if filing jointly. The maximum tax credit is $8,000 or 10 percent of the sales price of the home, whichever is less. After purchase, three years residence in the property is required. As always, check with your accountant for details and be sure to submit IRS form 5405 when you file your taxes.

For information about Katy area homes, you can search the entire Houston MLS from this blog. For questions or to tour any area homes, contact me directly at 713-818-2404.I have specialized in Katy real estate for over 20 years. Experience does count!

]]> http://fuellingkaty.com/2009/03/15/1407/feed/ 0 http://fuellingkaty.com/2008/11/14/why-getting-a-pre-approval-letter-will-help-you-get-a-house/ http://fuellingkaty.com/2008/11/14/why-getting-a-pre-approval-letter-will-help-you-get-a-house/#comments Sat, 15 Nov 2008 00:27:26 +0000 Julie Q. Fuelling http://fuellingkaty.com/?p=323

Say we are working together to purchase your next home. (Thanks for your confidence in me!) What’s the very first thing you should do in the home buying process? I, like most Realtors, will tell you to get a Pre-Approval letter. You ask me, “Julie, what is that and why do I need one?”. You might say, “I already have a Pre-Certification letter. What’s the difference?”

So, what’s a Pre-Approval letter? Unlike a Pre-Certification letter, the lender will not just take your word for your financial status, the lender will verify the information you provide. Instead of receiving your letter that same day via fax, the lender will confirm your employment, check on the source of your down payment, pull your credit rating and check other elements of your financial situation. You may be asked to provide your year-end tax statement.

Verification of facts is the prime difference between a Pre-Certification letter and a true Pre-Approval letter. While it is more time consuming, it carries great weight in negotiations; it’s value cannot be underestimated when making an offer on a house, particularly in this time of tight credit. If faced with duplicate offers, the prospects with a Pre-Approval letter will most probably get the house.

Pre-Approval letters are not binding on the lender. They are always contingent upon an appraisal. They have an expiration date. If your financial situation changes, and the lender will re-verify shortly before you close on your new home, your rate and terms may be altered. (Do not make major purchases, change jobs or run up credit card debt before you buy your new home.) Your maximum mortgage rate may also be recalculated.

For information about Katy area homes, you can search the entire Houston MLS from this blog. For questions or to tour any area homes, contact me directly at 713-818-2404.  I have specialized in Katy real estate for over 19 years. Experience does count!