What happened to housing and how did it become such a buyer's market?
This is a topic that is widely debated and one that has drawn a lot of opinions and tons of rhetoric. But I believe that this is an important topic and one that should be addressed and understood by would-be or potential buyers. This is one of the biggest areas of what I call, "water cooler talk". Everyone's got an answer! Truth is, this is a multi-faceted crisis that we are experiencing and it was caused my a multitude of conditions and different reasons, but I will put it all in a nutshell and spare you the intricate, economic analysis and the finer details.
As probably all of us know, property values always go up and down over time, like any investment or asset, like currency values or commodities. Values rise, values decline. It's a simple economic certainty. Over the course of a long period, say 50 years, median property values rise at a pace of about 4 - 6% annually. Therefore, it is interesting to note how much property values rose in the period of mid to late 2001 to late 2006 and why they rose so steadily.
After the tragic attacks of 9/11 on our country, then Federal Reserve Chairman Alan Greenspan systematically lowered the federal funds interest rate (the rate banks charge one another on overnight loans) 17 consecutive times, thereby essentially funneling "fake money" into the economy. In hindsight, when interviewed now, Mr. Greenspan concedes this to be true and to have been his "biggest blunder" in the over 20 years he worked in the economy. This action was so zealous and (overly) eager that mortgage rate averages followed the prime rates. Extremely low mortgage rates soon triggered the beginning of a huge demand in real estate. What soon followed was an easing in the rules of mortgage lending, basically; in who gets a mortgage loan and what credentials and qualifications must they have (or in this particular case, not have!). With extremely low rates and ease of borrowing now, property values across the board almost everywhere skyrocketed at an amazing, history-defying pace. Now the boom was on in full swing, all cylinders were running & the real estate engine was full steam ahead. One factor was now feeding the other and vice versa and it is becoming multi faceted. Ease of lending and low rates increased property demand and drove values sky high, attracting not only would be family home buyers but now also many speculators (absentee investors) from everywhere. San Diego speculators flocked to buy Vegas and Phoenix properties. Speculators from everywhere bought up coastal Florida homes. Many didn't even go look at the properties they were buying! No one, or rather very few people saw an end in sight. But like everything, as we know, what goes up surely must come down and that included property values. People's incomes could no longer sustain the housing boom. People's pay raises didn't come close to matching the rise in housing values. So, as a result of home values peaking way beyond the affordability of the average American and with few if any speculators left now, the market began to soften. In some areas, mostly the Sun Belt areas which attracted the most activity during the boom were now crashing the hardest. Properties were now lasting longer on the market and drawing less interest from would be buyers. Values began to tumble, almost at the pace which they swelled back in the early years of the boom. What we are at or near now is the bottom, where we now have governmental intervention like fiscal stimulus packages, bailouts and other rescue plans. Therefore, price stabilization is now occurring and buyers are being attracted back to the marketplace with such high levels of reasonably priced housing inventory and the availability of make-sense, government-backed, secure mortgage lending.
It is important to understand that such loose lending; easy loans to anyone who can fog a mirror (what was known as "sub prime" loans), those days are long gone and hopefully will never be back. Through awareness and usage of government insured lending programs like FHA, VA and USDA Rural Development, responsible, safe lending is now securely back in place for anyone who wants to own a home. In fact, these programs have always been around. It's just that mortgage loans were so easy to get during the boom that many loan originators and brokers didn't use the government programs because they require (slightly) more paperwork!
If you or someone you know is looking at buying, be sure to pursue government-insured lending. It may just make the most sense for you. Inventory is high, programs ARE available and rates are extremely low!
To fill out a secure online application please visit:
http://www.saramortgage.com/apply.asp/Hollis/New%20Hampshire
As always, I'm here to help!
Jamie Woods ~ Senior Loan Officer ~ FHA/VA/USDA Specialist ~ SARA Mortgage & Financial, LLC ~
(603)-965-8241 http://www.mortgagemagician.blogspot.com
Licensed by the NH Banking Dept
To qualified applicants via USDA Rural Development
I'm considering buying a home soon. Should I save up for a down payment or should I pursue "no money down" financing?
If you are wondering this, that's a very good question. The answer though will depend on your other fiscal and lifetime strategies and goals as well as your daily and monthly cash flow and other needs. Some new families or couples starting out choose to make a small down payment or none at all. It is important to understand that for the first 2, 3 or 4 years of a mortgage loan, the home owner is paying mostly interest on their mortgage loan anyway! Very little money if any traditionally gets applied toward the principle mortgage loan balance. However, some choose to accelerate payments by paying extra either monthly or by choosing a bi-weekly mortgage. There are other ways to accelerate your equity if that's the strategy that makes sense for you.
Many 1st time buyers expect to only stay at their new home for a short period, say between 2 and 5 years. It is also noteworthy to examine not only how often the average consumer buys and sells a home (how often they move) but also how often the average consumer keeps their existing mortgage financing in place. Sometimes, when conditions allow or needs arise, homeowners may refinance their loan to change their term, lower their interest rate or sometimes to borrow additional money. So, there is no one particular answer. It's not a case of one saddle fitting every horse when it comes to down payments. Some people need the extra monthly money more than they need to accelerate equity.
Also, stay educated on the facts about down payments and mortgage financing. Many media sources and others will have some believing that no 100% financing exists anymore, that every buyer needs 20% down "just like the old days" or "just like it should be", and that is quite far from the truth! Through USDA Rural Development and the VA, 100% financing is very much alive and always will be.
In conclusion, when considering how much money to save for a down payment or whether to make one at all one must fully understand their own personal and lifetime strategies, their intentions or plans for the property and its future and be on the same page with their borrowing partner, if they have one. Run it by a Certified Financial Planner. If you don't know one, buzz me and I'll hook you up!
As always, I'm here to help!
To fill out a secure online mortgage loan application please visit:
http://www.saramortgage.com/apply.asp/Hollis/New%20Hampshire
Jamie Woods ~ Senior Loan Officer ~ FHA/VA/USDA Specialist ~ SARA Mortgage & Financial, LLC ~
(603)-965-8241 http://www.mortgagemagician.blogspot.com
Licensed by the NH Banking Dept
I have heard many of my friends who are renters asking, "The market looks ripe for buying. Can I get a house and still have a reasonable, secure, fixed & steady payment?"
Well, if you're credit and job worthy, yes! Let's compare rent averages with housing payment averages!
Rent on a 2 BR apartment in a decent section of Manchester averages: $1000 - $1200
Rent on a 3 BR apartment in a decent section of Manchester averages: $1500
One needn't be a math wiz to understand that with a rent payment of $1500 a month, they are paying their land lord $18,000 a year! Ever wonder what the land lord does with this money? He or she pays down their mortgage and frees up extra cash to enjoy life's luxuries! Over 3 years, a rent payment of $1500.00 a month equates to an unfathomable $54,000.00! That's the value of a third or a quarter of a new house of your own!
When making a mortgage payment, one can expect to pay principle and interest on the loan itself as well as what is called "escrows", which is the payment of the required property taxes to the town or city and also the hazard or home owner's insurance policy. When lenders make mortgage loans, they almost always require that the taxes and insurance get paid monthly along with the loan payment itself. This way the lender is protected against claims from the city for non payment of taxes and they also know that the collateral for the mortgage loan, the property itself, is insured against fire and damage. The loan is therefore structured to include these costs right in with the monthly payment. Say for example you want to buy a $180,000.00 house in Auburn. Say the loan interest rate is 6.5%*. The loan payment would be $1130 a month. But the annual Auburn property taxes on the home are $3500.00. That's an additional $290 p/mo. Say the hazard insurance costs $600.00 p/year. That's an additional $50.00 p/mo. So the buyer's total mortgage payment would be $1477.00. Not too bad on a $180,000.00 mortgage loan! And yes, there are homes like this, in Auburn, for example. How do I know? Because I work closely with the professional Realtors at REMAX Elite I know of one Auburn property in particular on a corner lot with 3 bed rooms on an acre of land with an in ground pool and the listing price is $189k! I bet the seller might bite at an offer from an interested and qualified buyer with $180k who needed some help with closing costs!
Take a $150,000.00 listing for example and let's look at what the payment would be on such a home with the same 30 year fixed rate mortgage loan at 6.5%*. Let's use a Manchester home in this case. Except for VA eligible buyers, no 100% financing exists in Manchester so the buyer would need a minimum of 2.25% down. So let's use a $146,000 mortgage loan with the buyer bringing the other $4k as a down payment. The loan payment would be $923 p/mo. Add Manchester taxes of about $2700 a year on such a home and an insurance policy of $500 a year. That's an additional $266 p/mo, bringing the total property payment on this $150,000.00 home to $1190. And yes, there are homes like this in Manchester, many of them in fact. And they are listed by motivated, open-minded sellers like say, banks that are driven by urgency and deadlines. (More about that will be discussed at some of our advanced seminars and in house workshops). So, a safe, secure, responsible, fixed rate loan payment at under $1200 a month on a $150,000.00 home. Who wants one?
As always, I'm here to help!
To fill out a mortgage loan application, please click on this link, print out the application, fill it out and fax it to my secure E Fax at (801)-672-7916, or scan and email it to me at jamie@saramortgage.com or call me to do the application by phone. Here is the link:
http://www.freddiemac.com/sell/forms/pdf/65.pdf
Jamie Woods ~ Senior Loan Officer ~ FHA/VA/USDA Specialist ~ SARA Mortgage & Financial, LLC ~
(603)-965-8241 http://www.mortgagemagician.blogspot.com
Licensed by the NH Banking Dept
* The rates used in this article are rate averages on 30 year fixed loans from the period of Novemeber 2008. Rates change with economic trends and market activity. The rate average does not depict any particular rate offer to any applicant. Rate averages as of April 2009 are in the upper 5s!
Renting again but considering maybe buying or looking into buying? Do you have questions about whether this is a good time or not? Are you torn between media hysteria, water cooler talk, and the FACTS? You do know that there is no "THE" market, per se, right? Too often people refer to housing as "the" market! But the reality is every real estate market differs based on its area and numerous other factors, and I mean literally on a town-by town and neighborhood basis! Make sure your co-workers at the water cooler know that, too!
Don't fall prey to the rumor mill or the media hype about the end of lending or the implosion of housing altogether. Through government-insured programs such as NH Housing, HUD/FHA and USDA Rural Development Guaranteed financing, there are plenty of programs available for home financing including low and no money down, 30 year fixed rate programs. There are also programs available for bank-owned properties as well as programs to acquire "as is" properties and to secure the funds needed to improve or renovate them. Let us help put the pieces of the home buying and financing puzzle together for you!
Inventory is high, rates are low and programs ARE available. Call now to book your spot at our informative seminar on Wed, Feb 25th from 6:30 - 8:30 pm in Hooksett. There will be an "intermission" for chat, it will be a casual setting and refreshments will be served. There will be helpers such as professional Realtors with sensible, GORGEOUS listings in your range, a professional property inspector to explain the importance of getting an inspection and what issues to look for, a credit repair specialist, and government program lending specialists. Those in attendance can expect to be informed on topics such as:
- Purchase Negotiating
- Optimizing government, state and municipal programs like NH Housing and FHA
- Choosing a Realtor that works for only you
- Interest rate movement and rate locking
- Credit remediation and credit improvement tips
- Using your Realtor to find motivated, open minded sellers
- Low and zero down mortgage programs
- Which property type is right for me
- The different types of manufactured homes such as mobile and modular
- Finding "fixer-uppers" and also arranging financing to cover improvement costs
- Multi family and income-producing properties
As always, I'm here to help!
Jamie Woods ~ Senior Loan Officer ~ FHA/VA/USDA Specialist ~ SARA Mortgage & Financial, LLC ~
(603)-965-8241 http://www.mortgagemagician.blogspot.com
Licensed by the NH Banking Dept
The purchase of a house that needs repair is often a catch-22 situation, because the bank won't lend the money to buy the house until the repairs are complete, and the repairs can't be done until the house has been purchased. Also, in today's quirky market, getting home improvement money from a bank or lending source if one already owns the home is near impossible because banks and lenders are only issuing (approved) home equity or standalone second loans up to 75%, sometimes 80% of the properties current market value, and even if such a loan is made, the rates and terms are daunting, thereby putting such loans out of reach for most homeowners. Credit card companies are reducing people's limits, always changing their terms and are not viable options for home improvements. Not to mention, who can or wants to borrow megabucks on a credit card?
However, HUD's 203(k) program can help you with this quagmire and allow you to purchase or refinance a property plus include in the loan the cost of making the repairs and improvements. The program is available for those who wish to occupy the home only, no investor deals! Also, it is important to understand that while the FHA insured 203(k) loan is provided through select approved mortgage lenders nationwide, very few sources know this program and its intricacies, how it works and how to successfully and easily execute it on behalf of both the homeowner or buyer as well as the participating contractor(s). My team and I are one of these very few sources.
The down payment requirement for an owner-occupant (or a nonprofit organization or government agency) is approximately 3.5% of the acquisition and repair costs of the property.
In short, the 203(k) loan includes the following steps:
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A potential home buyer locates a fixer-upper
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The home buyer (or owner) then selects an FHA-approved 203(k) lender or broker such as HeritagePlus Mortgage and arranges for a detailed proposal showing the scope of work to be done, including a detailed cost estimate on each repair or improvement of the project. |
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The appraisal is performed to determine the as is value as well as the value of the property after renovation. The after improved value will be certified by HUD as the as is value plus the dollar cost of repairs. |
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If the borrower passes the lender's credit-worthiness test, the loan closes for an amount that will cover the purchase or refinance cost of the property, the remodeling costs and the allowable closing costs. The amount of the loan will also include a contingency reserve of 10% to 20% of the total remodeling costs and is used to cover any extra work not included in the original proposal. |
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At closing, the seller of the property is paid off (or the existing homeowner's mortgage lender, if applicable) and the remaining funds are put in an escrow account to pay for the repairs and improvements during the rehabilitation period. |
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The mortgage payments and remodeling begin after the loan closes. The borrower can decide to have up to six mortgage payments (principal, interest, taxes and insurance) put into the cost of rehabilitation if the property is not going to be or cannot be occupied during construction, but it cannot exceed the length of time it is estimated to complete the rehab. |
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Escrowed funds are released to the contractor during construction through a series of draw requests for completed work. To ensure completion of the job, 10% of each draw is held back; this money is paid after the lender determines there will be no liens on the property. For jobs under $35,000.00, no inspector is required and only two draws/disbursements occur: one at loan closing (up to half of the money) and the other when the work is complete.
If you are a homeowner or prospective buyer of a "fixer upper" and you are seeking home improvement money, you should strongly consider exploiting this resource. Note: self employed applicants are extremely difficult to qualify due to their absence of declared net income. These are fully documented loans only, no "stated income" or "ALT-A" home improvement loans like this exist, unfortunately. If you are a home improvement specialist that is losing jobs because of the demise of homeowner equity and a lack of payment options, you really should read up on this a bit more. If you are a Realtor who knows of fixer upper properties, you also should research this a bit more, and of course, call me with any questions! I originate 203(k) loans all over NH and have for years, and I have them processed, underwritten, funded and serviced with a solid, stable, HUD/FHA-approved bank. For additional free recorded info about HUD 203(k) financing and how to make it work for you whether you are a home buyer/homeowner looking for repairs and the financing or you are a Realtor, Contractor or other industry insider, please call my Better Business Bureau accredited team and I today! As always, we're here to help!
Jamie Woods ~ Senior Loan Officer ~ FHA/VA/USDA Specialist ~ SARA Mortgage & Financial, LLC ~ (603)-965-8241 http://www.mortgagemagician.blogspot.com Licensed by the NH Banking Dept For a more in depth, close up look at the HUD 203(k) home improvement loan including what types of improvements are financed (almost all are), please see my blog at: http://mortgagemagician.blogspot.com/2008/05/need-home-improvements-why-not-apply.html
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I specialize in arranging FHA "Buy & Improve" (203k) financing for qualified MA, NH & ME home buyers as well as Jumbo/Luxury financing up to $1.5 mil. I also arrange VA loans! Call me today!
Home ownership truly is and always will be the American dream. I believe home is more than just a place to lose your keys. It's where your family lives. It's where dreams are fulfilled, where memories are made, where hugs are given. It's where you plant your garden, catch some rays with a good book on a summer day, watch the kiddoes catch fireflies or just sit on the front porch swing with your loved one and listen to the crickets chirp. Home is where life is lived.
My name is Jamie Woods (aka "JP Sunshine"). I am a Senior Loan Officer with Sara Mortgage & Financial, LLC. I am among the finest, too, as I've been told by my delighted clients (some of their personal stories below). I am writing this to tell folks a bit about myself, my practice and my upbringing, should anyone have the time and patience to read it!
I am the very proud son of my mother, Shelby, an amazing "town hall and choir lady", a woman who just won't slow down and a woman who is also a published author of a short narrative which tells of her upbringing, her love, appreciation and fondness for her mother and her time and both their experiences at the seacost of Maine. The name of the narrative is "Salt Water Solutions" and it is one of about 30 pieces compiled in a very interesting book of other pieces by mothers everywhere, advice good and bad, called "My Mama Always Said". Ask me for a copy some time! My father, Chuck, has been a chief registered nurse at a prominent hospital just west of Boston for almost 25 years! I learned so much from Chuck, such as how to be a good sport, the value of hard work and the art of self-discipline. Sadly, however, we all just recently lost Chuck to a massive overnight heart attack this past May (2009). His legacy lives on in all of his children and the countless hundreds of others whose lives he not only touched but also helped tremendously. Chuck was a true healer in every sense of the word and a 1st class philanthropist. I am also a younger brother to Chris, a very brainy and industrious "computer guy", who is a chief programming engineer for Liberty Mutual, a younger brother, Chet, a thick-skinned and natural EMT/medic who along with his wife Alenna just had their first bippity boppity baby (its a boy, named Timothy Dimitri Woods) and two beautiful sisters; Elizabeth, Massachusetts' finest accountant and new mommy of two little ones, Dylan and Abby), and Amanda, a National Guard veteran, sales pro and a fitness buff who just got married to her man, Jim, of 5 plus years with a beachside wedding in Sanibel, FL and will probably also be producing some offspring of their own in the near future! We are all originally from a quiet suburb just north of Boston, MA, though my sisters joined us from South Korea in 1976 as very young toddlers via an adoption agency in Boston! So yes, the stork does sometimes drop babies down chimneys!
I was born and bred a New Englander. However, in my 38 short years, I have had the opportunity to travel, do business with, network with and meet so many people and professionals from all around the country. Even though I'm only considered I guess "mid career", in my time I have been involved in, overseen and directed numerous marketing, business development and advertising projects for companies everywhere, from fortune 500 companines to small mom and pop corner shops such as gift basket shops, florists, bed & breakfasts, inns, vacation attractions, travel agencies and of course, Realtors.
Since about 2000, I have been in the property closing business, which quickly became my new found and everlasting passion. A good friend of mine, Richie, a closing attorney north of Boston decided to woo me away from my marketing/adverstising endeavors (which was no easy undertaking), take me under his wing and teach me all about the chain of title to properties, how they are recorded and filed, listed and sold. God Bless you, Richie! You were an important catalyst to my dreams come true! I quickly "learned the ropes". In operating as his title abstractor/closing specialist, I made numerous contacts at mortgage companies, who in turn wooed me out of there and into their domain. Turns out, that's right where I belong! To this day, I still work with Richie and give him all my referrals for closing busisness, not just out of a sense of loyalty and gratitude but because there truly is no better closing attorney around. His staff are incredibly adept, educated, passionate and just all around perfectly professional. Anyway, I have been so blessed to be able to help people's dreams come true. Yes, I do recognize that people make their own dreams come true, but I sure enjoy helping!
So, if you're in need of mortgage financing on your existing Massachusetts, Maine or New Hampshire home or you want to purchase a new one, or if you simply want to chat or ask me some questions, call or email me! While I arrange mortgage financing of almost any type for any qualified applicant, I am a 1st time buyer specialist and I also specialize in home improvement/renovation financing for existing home owners or those buyers that wish to acquire "fixer-uppers" that they wish to improve and live in. I am a licensed NH loan originator which means that I can arrange a mortgage loan for you anywhere in the state of New Hampshire. I am also pursuing my Massachusetts licensing in 2009. However, if you need a Massachuestts mortgage loan the branch that I work for is MA licensed and has licensed reps that can help you!
I look forward to hearing from any of you about any topic you want. I love to hear from good people and all about their experiences, upbringings, and basically whatever makes their world go around. Be prepared, though, I am an eternal optimist and I do not subscribe to "The sky is falling" hysteria being over publicized by pessimists and the media in general. Why? Well, because home ownership is and always will be a person or family's strongest asset and investment, values always go up and down over time, as we all know, and I have full and complete trust that Uncle Sam will disallow a total market avalanche. Let's chat some time!
~ Jamie Woods
Sara Mortgage & Financial, LLC Cell: (603)-965-8241 Fax: (801)-672-7916
June 22, 2008
"Hi Jamie! I got your name because you came HIGHLY recommended from my brother-in-law, Dwayne, and his girlfiend, Amy. They just bought a home last month and you were the key person in helping them get their home! My husband and I have been renting a HUGE five bedroom house from his parents for a few years and are very, very sick of renting and throwing our money out the window (especially since it is so expensive to heat!). We really want to downsize and get something small. We have found a place we like about 20 minutes from where we live now which is in central western, NH. Hope you can help! Michelle"
August 2, 2008
"Jamie! We just don't know HOW to thank you enough! As you know, we are absolutely thrilled and delighted to have met you and to have been helped in such a kind and sincere way. You made not only the qualifying and approval process so easy and stress-free but it was obvious that even the agents and the attorney at the closing just absolutely loved you. This was not an easy deal by any stretch but you made it happen! We love you so much! God Bless. Michelle"
May 30, 2008
"The FHA program Jamie recommended is wonderful. We had researched many banks, interest rates, PMI, everything we could think of before buying our home. We first talked with a mortgage company, and they told us there were no 100% financing programs available and we would need 5% down PLUS closing costs. As a young family, we could not afford that, so we went back to the drawing board. Thats when we found Jamie Woods. He got us everything we needed. We got 100% financing and the seller paid our closing costs!! We had no money down. During the process we had questions and when we called to talk to Jamie, we felt like we were his only client. He responded very quickly and was very helpful answering questions. We would highly recommend Jamie Woods anytime!"
Amy J. Lebanon, NH
Stacy St.George from RE/MAX Elite had this to say....
"In a market where people are just sitting back and waiting for business to come to them, Jamie is being pro-active and finding the business to bring to the agents by calling renters in the area and inviting them to these monthly buyer seminars. He is very educated in the programs he offers, and takes the time to listen and answer the questions these buyers have. I would highly recommend Real Estate Agents to use him to help build their buyer business in todays market."
Rebecca Skane of Keller Williams Seacoast Realty (a fellow activerainer!) had this to write:
"You are an amazing professional with a wealth of information to offer! That is why real estate agents like me love mortgage specialists like you!" 10/30/2008
"Dear Mr. Bates, December 10, 2005
I am writing you today to express my thanks to your organization for handling my purchase financing request on our new home in Rohde Island. My fiancé and I are particularly grateful for Jamie Woods, your finest mortgage consultant. Jamie handled our request from start to finish with the utmost congeniality and professionalism.
I am a self-employed carpenter with an alternative financial and credit profile. Jamie not only assisted my fiancé and I in the purchase mortgage but he also took the initiative to challenge a faulty item on my credit report, which is now being resolved and as a result, my score is increasing.
It was an absolute delight working with Jamie, who made sure that our needs were met to the fullest, not only now but also in the future. We will definitely be referring our friends and loved ones to Jamie and your company when the time comes."
Very Truly Yours,
R. Prezioso
Warwick, Rhode Island
"To Whom It May Concern, January 4, 2006
I would like to thank you and Jamie Woods for all your diligence and persistence on refinancing my multi-family home in Danbury last month.
Not only did Jamie seemingly make the impossible happen but also got the deal done in less than two weeks and at a rate that was unheard of while I was shopping lenders.
Furthermore, I would like to add that I almost had to cancel the deal at the very last minute due to a sudden illness in my family overseas. When I notified Jamie that my father had taken ill and I needed to cancel or postpone the refinance, Jamie's first and only concern was my father's health and well-being. Jamie wished me a safe trip to Brazil and sent his prayers with me. Fortunately, my father's health improved, I was able to remain in Connecticut long enough to get the deal done, and also, when I returned, there was a gift basket wrapped and awaiting my arrival sent from Jamie.
Jamie is a breath of fresh air and I would recommend him in the highest to anyone considering a mortgage of any type!"
Sincerely,
M. Louzada
Danbury, Ct.
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