Paul & Diane Boykin

FHA loans have grown from about 2% of total loans to above 25% of loans today and it's not just first time home buyers and refinancers using them.

Loan limits are up, and even though the down payment has increased from 3% to 3.5% that's about the best a buyer can do unless they qualify for a USDA rural development 100% loan. Part of this down payment can be a gift from a relative. As opposed to conventional loans, FHA rates are not based on the borrower's credit score

And, in spite of new government regulations on appraisers, the lender can still pick the FHA appraiser. In addition, the FHA appraisal guidelines are not as strict as those we were used to in that the focus has shifted from small, cosmetic items and normal wear and tear to the overall value of the home.

As to closing costs, the seller can contribute up to 6% of the sales price toward the buyer's closing costs including prepaids and discount points which is a great help to the home buyer.

FHA also has the 203 (k) rehabilitation program that has been streamlined and is a great help if the homebuyer wants to purchase a foreclosed property or one that needs work or appliances. There are two options here, the first for repairs up to $15,000 that is very simple and requires no further inspections. The other allows for repairs up to $35,000 for repairs or improvements.

As is true in all lending situations today, but especially with FHA, there are frequent, often weekly, changes to underwriting guidelines and policies. That is why it is important to use a lender experienced in FHA loans and requirements. Be aware that if a property is vacant, even for a day, FHA will require a septic letter if the property is not on public sewer. And if you should need to change lenders, FHA will not allow a second appraisal on a property if one has been done within 6 months. Keep in mind that the loan process may take a little longer than conventional financing. Lenders are telling me these days to allow at least 30 to 45 days to process a FHA loan.

This is what I love about living in a rural county -

In yesterday's police blotter there was an item about a rogue billy goat, apparently trying to impress the two nannies that were with him, broke the glass in 2 church doors on a rural Oconee County, GA church. He also damaged 2 windows for a total of about $1000 in damage. No one claimed the goats so they were left in the custody of the church's preacher.

Hmm, wonder if they are having a bar-b-cue this weekend?

On Sunday, July 19, from 1:30-4 pm. at the Conservatory/Visitor's Center at the Georgia Botanical Gardens in Athens, GA, Judy Bolton Jarrett will be having a "Wrapping It Up" closing party for her exhibit "Out on a Limb": An Artful Journey". Everyone is invited to meet Judy and enjoy her very original art before her exhibit ends.

The 4th of July celebration in Watkinsville, GA kicks off on Friday evening with First Friday on Main featuring a free art tour from 6:00-9:00 p.m. The Art Tour includes OCAF (Oconee Cultural Arts Foundation) on School St., Art Masters Gallery & Framing on N. Main, Sunshine Village, Main Street Gallery, C. Allee Studio & Gallery, Chappelle Gallery on S. Main, Emma Laura, Weber Photography & Design and Side Street Beads. There will be a shuttle to ease your trip around town, just park at Rocket Field a couple of blocks behind the Eagle Tavern. Restaurants that will be open are Chicken Express, Jittery Joe's coffee, Girasole's, Mirko Pasta and Barberitos.

Children won't be left out as there is Kid's Zone at the Courthouse Annex downtown where they'll be entertained with a sing-a-long with Happy Sam, Sidewalk Chalk, Bubbles and free rickshaw rides.

But get ready for the 4th!

From 10:00 am to 2:00 pm at the Eagle Tavern will be an Old Fashioned Fourth of July!

There will be free watermelon, popcorn, lemonade and cotton candy. Also available will be bar-b-cue and ice cream.

Kids can enjoy sidewalk chalk, a petting zoo, bubble blowing, dress up, coloring contest, hay rides, city police car and a fire truck.

If you're feeling a bit brave, sign up for the watermelon eating contest at high noon! Just how much can you eat?

Just to keep you from being bored, the James Hunter band will provide music.

And, to top it all off, is the Van Morrison Tribute Concert at Ashford Manor. Sorry, this one's not free, but adult tickets are only $15.00. Bring your blankets & chairs, a picnic and enjoy a summer concert on the lawn. For more concert information contact Ashford Manor at (706)769-2633 or amconcerts.com.

Have a safe and happy Fourth!

Every Saturday morning from May until October or so some 20 vendors of fresh, home grown vegetables, herbs, farm fresh eggs, fresh baked goods, salsa, jams, fresh flowers, decorated gourds, soaps and various other items gather behind the Eagle Tavern off Main Street in downtown Watkinsville to sell their products.

You might enjoy a cup of coffee while browsing the various tables and sample some goodies while visiting with friends and neighbors.

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You can often find heirloom varieties of fresh picked produce and much of it is organic.

Cheyanne, Camaryn & Trae Candelario make their own pies, cakes & breads to sell at the market.

The sweet potato pie looked especially yummy.

You'll find Gail & Eugene Moore at the market every Saturday. Eugene grows a variety of vegetables and Gail keeps her kitchen hot with jam, preserve and jelly making along with several types of baked goods.

Early spring vegetables include new potatoes.

Joy Nellans of Watkinsville decorates and sells gourds every imaginable way!

The Powell's from Bostwick offer up farm fresh eggs (including a green one!) plus some refreshing lemonade.

If you're wanting to start a backyard garden, you can even purchase a raised bed box that folds up for storage after the growing season.

Carrie Norris sells fresh mint, jellies, spring onions and some collard greens.

David has early tomatoes and squash at his table.

Karl Berg looks over David's early tomatoes and squash.

Karl has taken over running the farmer's market this year from Debbie Beese, who was instrumental in forming the market.

For more information you can visit www.oconeefarmersmarket.org or e-mail Karl at oconeefm@yahoo.com.

If you'd like more information about Oconee County, Watkinsville or housing in the area, please contact us at 706-296-7507 or e-mai Diane at diane@BoykinTeam.com.

All pictures are property of Diane Boykin