Idaho short sale

22 Cities in Danger of a Double-Dip Recession

Mervin Hanover — Mon, 23 Aug 2010 17:30:00 GMT

by Hibah Yousuf, Staff Reporter
Saturday, August 21, 2010

(Courtesy of Moody's Economy.com)

The chance of a national double-dip recession is hotly debated amid an increasing number of signs that the economic recovery is losing pace, but the risk is particularly troublesome on a local level.

A new report from Moody's Economy.com singled out 22 cities that are at risk of slipping back into a recession in as early as three months. To come to this conclusion, the economists considered dwindling progress in employment, housing starts, home prices and industrial production. (See the map above for the full list.)

The at-risk cities are spread across the country, though more than half of the cities are in the South, and five are concentrated in the Midwest.

"With chances of a national double-dip recession now estimated at about one in four, several metro areas will probably experience their own downturns in the first half of 2011," said economist Andrew Gledhill, author of the report.

Private sector hiring has been tapering off in recent months compared to the start of the year, triggering Moody's to boost its forecast for a national double-dip from a 20% chance to 25% chance.

What's a double dip? No one really knows.

In the 22 identified metro areas, Gledhill said private sector hiring is particularly sluggish, increasing the chances of a slowdown.

Without a substantial pick-up in hiring, Gledhill said the number of cities in danger of a double-dip recession could grow, possibly reaching the triple-digits.

"There was a time when all 384 metro areas were in a recession. We probably won't get to that point again, but given the growing risk of another national recession, we're on the lookout for more metro areas that will be weakening substantially on several levels over the next six months to a year," Gledhill said.

He added that a handful of metro areas, particularly those that are industrial economies, are also suffering from a recent falloff in manufacturing.

Stevens: “Incredible” Market Ahead

Mervin Hanover — Thu, 13 May 2010 16:39:00 GMT

May 12, 2010

By Robert Freedman, senior editor, REALTOR® Magazine

With the housing recovery still fragile, it’s hard to look ahead with anything but caution. However, the long-term prospects for the market are “incredible,” FHA Commissioner David Stevens told REALTORS® yesterday in the opening forum of the 2010 NAR Midyear Legislative Meetings & Trade Expo.

Young households today represent a demographic block larger than even the baby boomers, and their entry into the housing market promises to help build “an incredible real estate market in the future,” said Stevens. But first the housing market must move from recovery to stability and then to long-term growth, and that will only happen if investors regain confidence in the mortgage market. And for that to happen, the mortgage market must be reformed to reward transparent financing structures.

Stevens credited NAR’s role in helping Congress and the administration stabilize the market through its support of a “mosaic” of pragmatic policies, such as:

• The Federal Reserve’s $1.25 trillion dollar investment in Fannie Mae and Freddie Mac mortgage backed securities, which helped keep interest rates historically low.
• The home buyer tax credit, which has so far been taken by 2.2 million households for $16 billion in total returns
• The federal government’s foreclosure prevention efforts, which have helped 1.1 million households.

That mix of programs has led to today’s housing recovery but the job won’t be finished, he says, until the federal government steps out of the picture and the market stands on its own. “We constantly talk about exit strategy,” Stevens said, referring to the administration’s goal of unwinding its mortgage-market interventions.

To help protect the recovery, Stevens urged REALTORS® while they’re in Washington this week to convince lawmakers to pass FHA reform legislation under consideration in the House as soon as possible. That legislation, H.R. 5072, would enable FHA to lower the upfront mortgage insurance premium and instead fold a higher annual premium into the loan, a change that would align FHA with the approach used in the private sector. The legislation would also give FHA more tools for clamping down on bad lenders.

The changes in the mortgage insurance premium are needed to help FHA improve its financial picture and restore its reserves to its congressionally mandated level. Not having the authority it needs to change its premium structure “is costing FHA $300 million a month in money it’s not getting,” he said.

“You are the recovery,” he told the packed room of REALTORS®. “Now we’ve got to finish the job.”

10 Cities with Lowest Rates of Home Equity

Mervin Hanover — Thu, 13 May 2010 16:30:00 GMT

Despite generally rising home prices, home equity continues to fall in many cites hardest hit by the unraveling of the real estate market.

Equity continues to drop because of resetting mortgage rates, job losses, and high rates of foreclosure depressing home prices further.

Using information from credit reporting service Equifax, Forbes magazine measured the percentage of home equity relative to a home's current value in the country's 200 largest metropolitan statistical areas.

It determined that these are the 10 areas with the lowest average percentage of home equity:

1. Modesto, Calif.
2. Cape Coral-Fort Myers, Fla.
3. Phoenix-Mesa-Glendale, Ariz.
4. Las Vegas-Paradise, Nev.
5. Oxnard-Thousand Oaks-Ventura, Calif.
6. Stockton, Calif.
7. Merced, Calif.
8. Reno-Sparks, Nev.
9. Riverside-San Bernardino-Ontario, Calif.
10. Anchorage, Alaska

Source: Forbes, Tim Kiladze (05/06/2010)

Mortgage Rates Hit 6-Week Low

Mervin Hanover — Thu, 13 May 2010 16:27:00 GMT

Freddie Mac reports that the average interest for 30-year fixed mortgages was 5 percent this week, down from last week's 5.06 percent.

Meanwhile, 15-year fixed loans averaged 4.36 percent versus 4.39 percent over that same time span. Rates on five-year, adjustable-rate mortgages and on one-year ARMs also were down, averaging 3.97 percent and 4.07 percent, respectively.

Source: Modesto (Calif.) Bee (05/07/10)

Fraud Didn't Cause Housing Meltdown

Mervin Hanover — Wed, 03 Mar 2010 22:18:00 GMT

Daily Real Estate News | February 24, 2010 |

The financial crisis was the result of home buyers’ rational reactions to misaligned incentives – not fraud, argues Todd Zywicki, a George Mason University law professor and a Mercatus Center senior scholar.

Zywicki, who has studied the financial meltdown, argues that taking out a risky bank loan looks like a foolish choice today, but at the height of the housing boom was actually a smart decision for many people.

He says the crisis began when the Federal Reserve pushed interest rates to extreme lows from 2001 to 2004, making adjustable rate loans very attractive. It wasn’t until the Fed pushed rates back up that people walked away from their loans.

In the next phase of the crisis, Zywicki says, the availability of foreclosed properties pushed down home prices, which led to more home owners walking away from their properties. Now in the current phase of the decline, unemployment has led to even more foreclosures.

Zywicki writes: “The problem isn't consumer gullibility or ignorance. Borrowers have shown they understand, and act on, the incentives they face all too well.”

Source: The Wall Street Journal, Todd Zywicki (02/19/2010)

Should Buyers Try to Beat the Tax Credit?

Mervin Hanover — Wed, 03 Mar 2010 22:14:00 GMT

Daily Real Estate News February 26, 2010

Some potential home buyers say they're holding out until the tax credits expire on the theory that prices will decline once the buying incentive is gone.

One person who commented on the dilemma on Zillow.com wrote: “I’ve seen prices in my neighborhood jump up over $30k since the credit started.”

In some markets, waiting is clearly the wrong move. A renter in Las Vegas told the Wall Street Journal that he’s been outbid eight times trying to buy a house. He doesn’t believe the expiration of the credit will make any difference.

Source: The Wall Street Journal, Emily Friedlander (02/25/2010)

Fed: Interest Rates to Remain Low

Mervin Hanover — Wed, 03 Mar 2010 21:16:00 GMT

Daily Real Estate News | February 25, 2010

Investors breathed a sigh of relief Wednesday when Federal Reserve Chair Ben Bernanke told Congress that interest rates are likely to remain low for an extended period. The economy, he said, "still requires support for recovery."

Investors see these low rates as a boon to a recovery of employment and business.

Bernanke’s announcement also took the edge off the news Wednesday that housing sales hit a new low in January.

"Even though nothing he said was particularly new, it was just enough to calm the ruffled feathers that were out there," said Jim McDonald, chief investment strategist at Northern Trust in Chicago.

Source: Associated Press, Tim Paradis (02/24/2010)

Fourth Quarter Home Sales Surge 13.9%

Mervin Hanover — Thu, 11 Feb 2010 19:22:00 GMT

Daily Real Estate News | February 11, 2010 |

Strong gains in existing-home sales were the predominant pattern in most states during the fourth quarter, with many more metro areas seeing prices rise from a year earlier, according to the latest survey by the NATIONAL ASSOCIATION of REALTORS®.

Sales increased from the third quarter in 48 states and the District of Columbia; 32 states saw double-digit gains. Year-over-year sales were higher in 49 states and D.C.; all but three states had double-digit annual increases.

Total state existing-home sales, including single-family and condo, jumped 13.9 percent to a seasonally adjusted annual rate of 6.03 million in the fourth quarter from 5.29 million in the third quarter, and are 27.2 percent above the 4.74 million-unit level in the fourth quarter of 2008.

Distressed property accounted for 32 percent of fourth quarter transactions, down from 37 percent a year earlier.

Lawrence Yun, NAR chief economist, said the first-time home buyer tax credit was the dominant factor.

“The surge in home sales was driven by buyers responding strongly to the tax credit combined with record low mortgage interest rates,” he said. “With inventory levels trending down over the past 18 months, we expect broadly balanced housing market conditions in much of the country by late spring with more areas showing higher prices.”

According to Freddie Mac, the national average commitment rate on a 30-year conventional fixed-rate mortgage fell to a record low 4.92 percent in the fourth quarter from 5.16 percent in the third quarter; it was 5.86 percent in the fourth quarter of 2008.

In the fourth quarter, 67 out of 151 metropolitan statistical areas reported higher median existing single-family home prices in comparison with the fourth quarter of 2008, including 16 with double-digit increases; one was unchanged and 84 metros had price declines. In the third quarter, only 30 MSAs showed annual price increases and 123 areas were down.

The national median existing single-family price was $172,900, which is 4.1 percent below the fourth quarter of 2008; the median is where half sold for more and half sold for less. “This is the smallest price decline in over two years, with the most recent monthly data showing a broad stabilization in home prices,” Yun said. “Because buyers are taking on long-term fixed rate mortgages, avoiding adjustable-rate products, and trying to stay well within their budgets, the price recovery process appears durable."

NAR President Vicki Cox Golder said near-term market conditions will remain favorable.

“Mortgage interest rates are expected to trend up later this year, but right now we have very good conditions with steadying home prices and favorable inventory in most areas, especially in the higher price ranges,” she said.

Golder said one of the biggest issues now is for repeat buyer who will have to accelerate their buying plans if they want the expanded tax credit. They have to have a contract by the end of April.

Repeat buyers do not have to sell their existing home, but all buyers must occupy the property they purchase as a primary residence to qualify for the tax credit. Buyers who have a contract in place by April 30, 2010, have until June 30, 2010, to finalize the transaction to get a credit of up to $8,000 for first-time buyers and $6,500 for repeat buyers.

Markets by Region

Northwest: Regionally, existing-home sales in the Northeast rose 11.1 percent in the fourth quarter to a pace of 1.03 million and are 33.6 percent higher than a year ago. The median existing single-family home price in the Northeast declined 5.6 percent to $234,900 in the fourth quarter from the same quarter in 2008, but with widely varying conditions.

“In the Northeast, markets with lower median prices that have avoided wide swings, such as Buffalo, are generally showing consistent price gains,” Yun said. “Even so, some of the higher cost areas are showing signs of stabilization, such as Nassau-Suffolk, N.Y., and Boston.”

Midwest: In the Midwest, existing-home sales jumped 14.5 percent in the fourth quarter to a pace of 1.38 million and are 29.9 percent above a year ago. The median existing single-family home price in the Midwest rose 1.1 percent to $141,100 in the fourth quarter from the same period in 2008, with the region accounting for the majority of metro areas experiencing double-digit gains.

Yun said markets with high unemployment rates in Ohio and Michigan experienced large price swings. “Big price gains in many Midwestern areas are due to a more normal range of home sales in contrast with predominately foreclosed sales a year ago,” he said.

South: In the South, existing-home sales rose 13.8 percent in the fourth quarter to an annual rate of 2.23 million and are 28.2 percent higher than the fourth quarter of 2008. The median existing single-family home price in the South was $153,000 in the fourth quarter, down 2.4 percent from a year earlier.

“Affordable markets in the South that have relatively better local economies are seeing healthy price gains, such as Houston, Oklahoma City and Shreveport, La.,” Yun said.

West: Existing-home sales in the West jumped 16.2 percent in the fourth quarter to an annual rate of 1.38 million and are 18.2 percent above a year ago. The median existing single-family home price in the West was $227,200 in the fourth quarter, which is 8.9 percent below the fourth quarter of 2008, but with many areas showing notable gains.

“Markets in the West such as San Francisco, San Jose and Denver are showing double-digit price increases, and other markets like San Diego and Anaheim have begun to firm up,” Yun said.

A Closer Look at the Condo Market

Metro area condominium and cooperative prices – covering changes in 54 metro areas – showed the national median existing-condo price was $177,300 in the fourth quarter, down 4.8 percent from the fourth quarter of 2008. Eleven metros showed increases in the median condo price from a year earlier and 43 areas had declines; in the third quarter only four metros experienced annual price gains.

Source: NAR

4 Reasons to Sell Now

Mervin Hanover — Thu, 11 Feb 2010 04:24:00 GMT

Daily Real Estate News | February 8, 2010 |

Selling a property in this tough market can seem like a challenge. Here are four factors that actually make this a good time to post a For-Sale sign.

Sell low and buy low. Because all property values are down, the loss on the property a home owner sells is really only a paper loss because the next property he buys also will be a bargain. If he buys smartly, when prices come back up in a few years, he’ll be in better shape.
Down-payment help is widely available. While nothing-down loans have disappeared, it is easy to find down-payment assistance for lower-income and first-time home buyers. Programs vary all over the country, but one good way to find them is to search online for “down-payment assistance programs” and the name of your region.
Your uncle has money to share. Besides the $8,000 first-time home buyer tax credit and the $6,500 move-up credit, there are an array of energy tax credits that can make home improvements pay off in cash.
Good help is available. Really talented real estate practitioners, contractors, and designers are available and eager for business.

Source: McClatchy Tribune, Kate Forgach (02/07/2010)

Property Values Fall Again

Mervin Hanover — Wed, 10 Feb 2010 21:32:00 GMT

Daily Real Estate News | February 10, 2010 |

U.S. home values declined another 5 percent in the fourth quarter, compared to the previous year. This was the 12th straight quarter of year-over-year declines, reported Zillow.com.

More than 29 percent of homes sold in 2009 in the U.S. went for less than sellers originally paid for them, Zillow said, estimating that more than 20 percent of U.S. home owners owe more on their mortgages than their properties are worth.

“While the next few months are likely to bring further home value declines in most markets, we do expect to see a national bottom in home prices by the middle of this year,” Zillow Chief Economist Stan Humphries said in a statement. “Thereafter, home values are likely to bounce along the bottom with real appreciation remaining negligible for some time.”

Source: Bloomberg, Daniel Taub (02/10/2010)

What Will the Market's New Normal Be?

Mervin Hanover — Thu, 04 Feb 2010 16:40:00 GMT

In a new study, "Housing in America: The Next Decade," Urban Land Institute senior resident fellow John McIlwain says the housing market will not return to what it was prior to the downturn but rather that a "new normal" will take its place.

He expects another 10 percent decrease in residential prices this year, a jump in the number of borrowers abandoning "underwater" mortgages, and a change in consumer perceptions of homeownership.

"The emotional impact on the children and parents and disillusion about the 'joys' of homeownership will be intense; new attitudes to homeownership and the American dream will emerge," McIlwain writes.

He expects home price appreciation to hover around 1 percent or 2 percent per year after the market recovers and the national homeownership rate to drop from 67 percent currently to 62 percent by 2020.

In the coming decade, McIlwain expects the following:

Older baby boomers to move to urban, mixed-use, mixed-age centers near family instead of retiring to Sun Belt communities;
Immigrants to snub the suburbs in favor of more close-knit communities;
Younger boomers to face the challenges of lost home equity and a smaller pool of move-up buyers;
Generation Y to rent for long periods by choice or because they are paying off student loans or have stagnant incomes.

Source: Inman News (02/01/10)

Lifeline Needed for Underwater Home Owners

Mervin Hanover — Thu, 04 Feb 2010 16:38:00 GMT

Daily Real Estate News | February 3, 2010 |

An estimated 4.5 million home owners owe 75 percent more than their homes are worth. That number is likely to peak at 5.1 million in June, affecting 10 percent of home owners and making them increasingly likely to just walk away.

''We're now at the point of maximum vulnerability,'' says Sam Khater, a senior economist with First American CoreLogic, the firm that conducted the recent research. ''People's emotional attachment to their property is melting into the air.''

Consultants at Oliver Wyman calculated that 17 percent of owners defaulting in 2008 –about 588,000– chose to default even though they could pay.

First American estimates that it would cost about $745 billion – about the same as the original 2008 bank bailout – to restore all underwater borrowers to the break-even point.

Doing so would be seen as highly unfair by many taxpayers, says Michael S. Barr, assistant Treasury secretary for financial institutions, but doing nothing would be another blow to a fragile economy.

Source: The New York Times, David Streitfeld (02/022010)

Existing-Home Sales Down, but Prices Rise

Mervin Hanover — Fri, 29 Jan 2010 20:48:00 GMT

Daily Real Estate News | January 25, 2010 |

Existing-home sales fell as expected in December after first-time buyers rushed to complete deals during the months leading up to the original November deadline for the tax credit. However, prices rose from December 2008 and annual sales improved in 2009, according to the National Association of REALTORS^®.

Existing-home sales—including single-family, townhomes, condominiums and co-ops—fell 16.7 percent to a seasonally adjusted annual rate of 5.45 million units in December from 6.54 million in November, but remain 15 percent above the 4.74 million-unit level in December 2008.

There were approximately 5,156,000 existing-home sales in 2009, which was 4.9 percent higher than the 4,913,000 transactions recorded in 2008. It was the first annual sales gain since 2005.

Tax Credit Creates Swing in Market

Lawrence Yun, NAR chief economist, says there were no surprises in the data.

“It’s significant that home sales remain above year-ago levels, but the market is going through a period of swings driven by the tax credit,” he said. “We’ll likely have another surge in the spring as home buyers take advantage of the extended and expanded tax credit. By early summer the overall market should benefit from more balanced inventory, and sales are on track to rise again in 2010."

However, Yun says, the job market remains a concern and could dampen the housing recovery. "Job creation is key to a continued recovery in the second half of the year,” he says.

An NAR practitioner survey shows first-time buyers purchased 43 percent of homes in December, down from 51 percent in November. Repeat buyers rose to 42 percent of transactions in December from 37 percent in November; the remaining sales were to investors.

The national median existing-home price for all housing types was $178,300 in December, which is 1.5 percent higher than December 2008.

“The median price rose because of an increased number of mid- to upper-priced homes in the sales mix,” Yun says. It was the first year-over-year gain in median price since August 2007.

Falling Inventories

NAR President Vicki Cox Golder said market conditions are challenging in some areas.

“There’s a shortage of lower-priced homes for sale in much of the country, resulting in multiple bids in some areas,” she says. “Raw unsold inventory has been trending down. As the market heats up again this spring, buyers may need to be prepared to move quickly on a particular home."

Total housing inventory at the end of December fell 6.6 percent to 3.29 million existing homes available for sale, which represents a 7.2-month supply at the current sales pace. That is an increase from a 6.5-month supply in November.

Raw unsold inventory is 11.1 percent below a year ago, is at the lowest level since March 2006, and is 28.2 percent below the record of 4.58 million in July 2008.

Distressed homes, which accounted for 32 percent of sales last month, continue to downwardly distort the median price because they generally sell at a discount relative to traditional homes in the same area.

For all of 2009, the median price was $173,500, down 12.4 percent from $198,100 in 2008. Distressed homes accounted for 36 percent of total sales last year.

According to Freddie Mac, the national average commitment rate for a 30-year, conventional, fixed-rate mortgage rose to 4.93 percent in December from 4.88 percent in November; the rate was 5.29 percent in December 2008.

Single-Family Home, Condo Sales Dip

Single-family home sales fell 16.8 percent to a seasonally adjusted annual rate of 4.79 million in December from a pace of 5.76 million in November. Sales are 12.7 percent above the 4.25 million level in December 2008. For all of 2009, single-family sales rose 5 percent to 4,566,000.

The median existing single-family home price was $177,500 in December, which is 1.4 percent above a year ago. For all last year, the median price for a single-family home was $173,200, down 11.9 percent from 2008.

Meanwhile, existing condominium and co-op sales fell 15.4 percent to a seasonally adjusted annual rate of 660,000 in December from 780,000 in November. Sales are 34.7 percent higher than the 490,000-unit pace a year ago. For all of 2009, condo sales rose 4.8 percent to 590,000 units.

The median existing condo price was $183,700 in December, up 1 percent from December 2008. For all of last year, the median condo price was $176,100, which is 16.1 percent below 2008.

Regional Breakdown

Here are existing-home sales figures by region:

Northeast: sales dropped 19.5 percent to an annual level of 910,000 in December but are 21.3 percent above a year ago. Median price: $241,700, up 3.2 percent from December 2008.
Midwest: sales fell 25.8 percent in December to a level of 1.15 million but are 8.5 percent higher than December 2008. Median price: $143,200, which is 1.8 percent above a year ago.
South: sales dropped 16.3 percent to an annual pace of 2.01 million in December but are 15.5 percent above December 2008. Median price: $152,000, down 1 percent from a year ago.
West: sales declined 4.8 percent to an annual rate of 1.38 million in December but are 15 percent higher than a year ago. Median price: $236,000, up 2.7 percent from December 2008.

— NAR

6 Surprising Facts About the Buyer Tax Credit

Mervin Hanover — Fri, 22 Jan 2010 21:00:00 GMT

The homebuyer tax credit is not as simple or straightforward as you might think. Here are some nuances that will affect homebuyers who plan to use it.

To qualify for the move-up tax credit, a home owner must have occupied the same principal residence for five of the last eight years consecutively.
Buyers can elect to claim the credit on either their 2009 or their 2010 tax return, whichever is best for them.
Buyers who claim the credit in 2009 can’t file electronically because the Internal Revenue Service hasn’t put the required forms on line. The wait for a refund is three or four months.
The home can be a mobile home or travel trailer that is fixed to land owned or leased by the home owner. A mobile home or travel trailer that is actually mobile doesn’t qualify.
The home can’t be purchased from a close relative, including a parent, spouse, child, grandparent or grandchild.
A buyer who earns no taxable income or doesn’t owe any federal income tax can qualify for the tax credit and file a tax return just to claim it.

Source: Bankrate.com, Marcie Geffner (01/21/2010)

FHA Cracks Down on Dubious Lenders

Mervin Hanover — Fri, 15 Jan 2010 18:35:00 GMT

The Federal Housing Administration served subpoenas Tuesday on 15 mortgage companies with high default rates for FHA-backed loans.

The agency has previously taken action against several lenders with questionable records, including Lend America and Taylor, Bean & Whitaker Mortgage Co.

Department of Housing and Urban Development's Inspector General, Kenneth Donohue said he plans to determine why these 15 lenders had so many loans that defaulted shortly after they closed.

Troubled lenders include: First Tennessee Bank N.A, of Memphis, Tenn.; Alethese LLC, of Lakeway, Texas; Security Atlantic Mortgage Co., of Edison, N.J.; Pine State Mortgage Corp., of Atlanta; Birmingham Bancorp Mortgage Corp., of West Bloomfield, Mich.; Alacrity Financial Services LLC, of Southlake, Texas; Assurity Financial Services LLC, of Englewood, Colo.; D and R Mortgage Corp., of Farmington, Mich.; Webster Bank, of Cheshire, Conn.; Mac-Clair Mortgage Corp., of Flint, Mich.; Americare Investment Group Inc., of Arlington, Texas; 1st Advantage Mortgage, of Lombard, Ill.; American Sterling Bank, of Independence, Mo.; Sterling National Mortgage Co., Inc., of Great Neck, N.Y.; and Dell Franklin Financial LLC, of Columbia, Md.

John Courson, CEO of the Mortgage Bankers Association, applauded the crackdown. "We're concerned about the viability of the program and we want to make sure that the bad apples and the bad players, frankly, are eliminated," he said.

Source: The Associated Press, Alan Zibel (01/12/2010)

Short Sale Incentives Coming in 2010, Treasury Says

Mervin Hanover — Wed, 06 Jan 2010 18:39:00 GMT

As HousingWire first reported, the US Treasury Department will launch the Home Affordable Foreclosure Alternatives Program (HAFA) in 2010.

HAFA will complement the Home Affordable Modification Program (HAMP) by providing financial incentives to servicers, borrowers and investors to go forward with short sales or a deed-in-lieu, according to a Treasury announcement late Monday (available to download here).

In a short sale, the bank sells the property for a price short of the balance owed on the property’s loan.

Under HAMP, the Treasury allocates capped incentives to servicers for the modification of loans on the verge of foreclosure. Borrowers must be HAMP-eligible to qualify for HAFA and must be considered for the new program within 30 days of failing to qualify for or complete a HAMP trial.

Borrowers must be able to provide the buyer of the home with a clear title. Any subordinate liens must be paid off in full. The borrower can also negotiate with the holder to release the liens before the closing date.

HAFA allows the borrower to receive pre-approved short sale terms before the property is listed and frees them from future liability for the debt. Also, servicers utilizing the program are prohibited from requiring a reduction in the real estate commission agreed to in the listing agreement.

The borrower also receives a $1,500 incentive for relocation after the transaction. The servicer receives a $1,000 incentive to cover administration and processing costs, and investors will be paid a maximum of $1,000 for allowing up to $3,000 in short-sale proceeds to be paid out to subordinate lien holders. In total, each transaction under HAFA will cost the Treasury up to $3,500 of incentive payments.

HAFA will officially launch on April 5, 2010, but servicers can implement the program prior to that date. However, in order to participate in the program, the servicer must have signed a HAMP servicer participation agreement by Dec. 31, 2009.

HousingWire first reported on HAFA’s forthcoming launch in October, when the chief of the Homeowner Preservation Office at the Treasury, Laurie Maggiano, released information on HAFA when she spoke at the Mortgage Bankers Association’s annual convention in San Diego.

Two weeks later, Herb Allison testified before the Congressional Oversight Panel (COP), which reviews actions taken by the Treasury, and indicated guidelines were being developed.

Write to Jon Prior.

Time is Running Out for $8,000 Tax Credit

Mervin Hanover — Thu, 17 Sep 2009 15:32:00 GMT

We all saw the highly debated government “Cash for Clunkers” program come and go in what seemed like the blink of an eye. While the $8,000 tax credit has been being promoted for some time now, time is starting to run out to take advantage of this opportunity to get a huge tax break on buying a home in Boise.

To qualify, you must be purchasing the home as your primary residence, and you must not have owned a home within the previous three years. So, while it’s not specifically limited to first-time buyers, it’s also not available to those who are simply upgrading from their current home to a newer purchase.

The $8,000 tax credit applies to buyers who purchase a home between January 1^st and November 30^th. When you factor in the time it takes to find the right property, negotiate an accepted offer, and schedule closing (typically 30 days out), time is really running short.

If you’ve been renting for awhile and have been entertaining the idea of becoming a Boise home owner, you should absolutely act now. Fall is typically a slower season for real estate, which could make the market even more generous to buyers.

Better yet, there are special programs for those who qualify, offered through IHA, that could enable you to take out a second loan – basically an advance on your tax credit – to make your down payment. This Tax Credit 2^nd Loan program makes buying a home a real possibility for many first time buyers who otherwise don’t have the cash required for a down payment.

Don’t let this opportunity pass you by. I’d be happy to show you several fantastic homes in Boise real estate, and as the leading Boise foreclosure expert, I’ll show you how to get a great deal on an already great deal!

Second Quarter Existing-Home Sales Rise

Mervin Hanover — Thu, 13 Aug 2009 16:45:00 GMT

WASHINGTON – Existing-home sales in the second quarter showed healthy gains from the first quarter in the vast majority of states, and price declines have increased affordability in most metro areas, according to the latest survey by the National Association of REALTORS®.

Total state existing-home sales, including single-family and condo properties, rose 3.8 percent to a seasonally adjusted annual rate of 4.76 million units in the second quarter from 4.58 million units in the first quarter, but remain 2.9 percent below the 4.90 million-unit pace in the second quarter of 2008.

Thirty-nine states experienced sales increases from the first quarter, and nine states were higher than a year ago; the District of Columbia showed both quarterly and annual rises.

Gain Appears to Be Sustainable
“With low interest rates, lower home prices, and a first-time buyer tax credit, we’ve been seeing healthy increases in home sales, which are a hopeful sign for the economy,” said Lawrence Yun, NAR chief economist. “There have been sustained sales gains in Arizona, Nevada, and Florida, as well as diverse areas such as Maryland, the District of Columbia, and Nebraska. More recently, we’ve seen strong double-digit gains in Idaho, Utah, New Mexico, Washington, Hawaii, New York, New Jersey, Maine, Vermont, Wisconsin, Indiana, South Dakota, and Montana.”

Yun also explained housing’s impact on the overall economy. “Given the need for related goods and services, each home sale pumps an additional $63,000 into the economy – that’s how the housing engine traditionally pulls us out of recession. In addition, sales are drawing down inventory and that will help stabilize home values, which in turn will lessen foreclosure pressure and boost credit availability for other sectors of the economy.”

Distressed Sales
During the second quarter, 129 out of 155 metropolitan statistical areas reported lower median existing single-family home prices in comparison with the second quarter of 2008, while 26 areas had price gains.

Distressed sales – foreclosures and short sales – accounted for 36 percent of transactions in the second quarter, which continued to weigh down median home prices because they typically are sold at a 15 to 20 percent discount; first-time buyers accounted for one-third of transactions. The national median existing single-family price was $174,100, which is 15.6 percent below the second quarter of 2008.

According to Freddie Mac, the national average commitment rate on a 30-year conventional fixed-rate mortgage declined to a record low 5.03 percent in the second quarter from 5.06 percent in the first quarter; the rate was 6.09 percent in the second quarter of 2008.

NAR President Charles McMillan said there are unique opportunities in the current market. “Housing affordability is hovering near record highs and there’s a wide selection of homes, but first-time buyers need to move quickly to take advantage of the $8,000 tax credit because they have to finalize the transaction by November 30,” he said. “Various state, local, and nonprofit programs target first-time buyers, and a REALTOR® can help you identify the programs and financing options that are currently available in your area.”

The largest sales gain between the first and second quarters were in:

Idaho, up 67.5 percent
Hawaii, up 24.2 percent
New York, up 22.3 percent
Wisconsin, up 21.7 percent
Nebraska, up 20.3 percent

Twelve other states experienced double-digit sales increases from the first quarter. Year over year, California, Minnesota, and Michigan are showing double-digit gains from the second quarter of 2008 but are off from the first quarter of this year.

The largest single-family home price increase in the second quarter was in the Davenport-Moline-Rock Island area of Iowa and Illinois, where the median price of $113,200 rose 30.6 percent from a year ago. Next was the Cumberland area of Maryland and West Virginia at $123,500, up 21.7 percent from the second quarter of 2008, followed by Elmira, N.Y., where the median price increased 11.3 percent to $85,000.

Price Gains and Declines
“The sharpest price declines continue to be concentrated in metros with high levels of foreclosures, including areas in California, Florida, Arizona, and Nevada, where distressed homes comprise many of the transactions,” Yun said.

Median second-quarter metro area single-family home prices ranged from a very affordable $55,700 in the Saginaw-Saginaw Township North area of Michigan to $569,500 in Honolulu. The second most expensive area in the second quarter was the San Jose-Sunnyvale-Santa Clara area of California, at $500,000, followed by San Francisco-Oakland-Fremont at $472,900.

Other affordable markets include the Youngstown-Warren-Boardman area of Ohio and Pennsylvania at $71,500, and Lansing-East Lansing, Mich., at $81,200.

“Recently sold homes are concentrated in lower price ranges. The median price may not be representative of overall values in a given area because many middle-priced homes are not on the market,” Yun clarified.

Condo Market
In the condo sector, metro-area condominium and cooperative prices – covering changes in 57 metro areas – showed the national median existing-condo price was $176,900 in the second quarter, down 19.8 percent from the second quarter of 2008. Four metros showed annual increases in the median condo price and 53 areas had declines.

The metros with condo price increases were:

Virginia Beach, Va.
Wichita, Kan.
Dallas
Colorado Springs, Colo.

Metro-area median existing-condo prices in the second quarter ranged from $66,400 in Las Vegas-Paradise, Nev., to $405,700 in San Francisco-Oakland-Fremont. The second most expensive reported condo market was Honolulu at $318,400, followed by Boston-Cambridge-Quincy at $277,400.

Other affordable condo markets include the Sacramento-Arden-Arcade-Roseville area of California at $101,200 in the second quarter, and Tucson, Ariz., at $102,500.

Northeast
Regionally, existing-home sales in the Northeast jumped 15.0 percent in the second quarter to a pace of 797,000 units but are 8.4 percent below a year ago.

The median existing single-family home price in the Northeast declined 9.7 percent to $246,000 in the second quarter from the same quarter in 2008. After Elmira, N.Y., the best gain in the region was in Buffalo-Niagara Falls, N.Y., where the median price of $115,400 rose 6.7 percent from the second quarter of 2008, followed by Syracuse, N.Y., at $124,600, up 0.8 percent.

Midwest
In the Midwest, existing-home sales rose 3.2 percent in the second quarter to a pace of 1.06 million but are 5.3 percent below a year ago.

The median existing single-family home price in the Midwest was down 8.6 percent to $146,800 in the second quarter from the same period in 2008. After Davenport-Moline-Rock Island, the next strongest metro price increase in the region was in Bismarck, N.D., where the median price of $157,800 was 3.5 percent higher than a year ago, followed by Springfield, Ill., at $116,200, also up 3.5 percent, and Topeka, Kan., at $113,300, up 2.7 percent.

South
In the South, existing-home sales increased 3.9 percent in the second quarter to an annual rate of 1.76 million but are 7.2 percent lower than the second quarter of 2008.

The median existing single-family home price in the South was $158,600 in the second quarter, down 10.3 percent from a year earlier. After the Cumberland region of Maryland and West Virginia, the strongest price increase in the region was in Beaumont-Port Arthur, Texas, with an 11.0 percent gain to $138,600, followed by, Jackson, Miss., at $140,100, up 8.2 percent, and Shreveport-Bossier City, La., at $146,800, up 3.0 percent.

West
Existing-home sales in the West declined 2.3 percent in the second quarter to an annual rate of 1.13 million but are 11.8 percent above a year ago.

The median existing single-family home price in the West was $212,600 in the second quarter, which is 26.6 percent below the second quarter of 2008. The best metro price performances in the West were in Kennewick-Richland-Pasco area of Washington, where the median price of $163,900 rose 0.3 percent from a year earlier, and Yakima, Wash., at $162,800, also up 0.3 percent. No other areas covered in the region reported increases.

Source: NAR

Housing Experts: Now Is a Perfect Time to Buy

Mervin Hanover — Mon, 20 Jul 2009 17:38:00 GMT

Daily Real Estate News | July 20, 2009 |

Don’t forget to remind potential buyers of something that is obvious to real estate professionals: Now is the time to buy, but that opportunity may be slipping away.

For people who have a job and money, a dream house is within reach, writes Marc Roth, founder of Home Warranty of America and a columnist for Business Week.

He points out that mortgage rates remain low, prices are still at historic lows, and the government is offering incentives for first-time homebuyers.

He also adds that the inventory of homes to buy is still large, but it is shrinking. According to the NATIONAL ASSOCIATION OF REALTORS®, the housing inventory peaked in November 2008 at an 11-month supply. At the end of May 2009, it had fallen to a 9.6-month supply.

Roth says anyone who dallies will miss a good opportunity to buy a first home at a terrific price or go shopping for a move-up property that is a great buy.

Source: BusinessWeek.com, Marc Roth (11/17/2009)

The Basics: Short Sales

Mervin Hanover — Thu, 09 Jul 2009 15:26:00 GMT

Due to current economic conditions, the number of short sale properties on the market is rising. The increasing number of short sales on the market presents challenges for REALTORS®. Below you'll find more information on: short sales and their challenges, the government's efforts to address these challenges, and tools to help you navigate the short sale process.

Coming soon: In July 2009, the Obama Administration will release short sales guidelines and standard forms through the Making Home Affordable Short Sales Program.

Latest news: Fannie Mae Confirms Short Sales Commissions Policy and Establishes Appeals Process.

What is a short sale?

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. In some cases, the difference is forgiven by the lender, and in others the homeowner must make arrangements with the lender to settle the remainder of the debt.

Why is the number of short sales rising?

Due to the recent economic crisis, including rising unemployment, and drops in home prices in communities across the nation, the number of short sales is increasing. Since a short sale generally costs the lender less than a foreclosure, it can be a viable way for a lender to minimize its losses.

A short sale can also be the best option for a homeowners who are “upside down” on mortgages because a short sale may not hurt their credit history as much as a foreclosure. As a result, homeowners may qualify for another mortgage sooner once they get back on their feet financially.

What challenges have short sales presented for REALTORS®?

The rapid increase in the number of short sales, and the short sales process itself present a number of challenges for REALTORS®. Major challenges include:

1. Limited experience
Many REALTORS® are new to the short sales process; a difficulty which is compounded by many lenders' lack of sufficient and experienced staff to process short sales. Even if the REALTORS® are experienced, most servicers are under-staffed and still not adequately trained, making negotiating a short sale particularly difficult.

2. Absence of a uniform process and application
Currently, both short-sales documents and processes are lender-specific, making it very difficult and time-consuming for REALTORS® to become knowledgeable and efficient in facilitating these transactions.

3. Multiple lenders
When more than one lender is involved, the negotiations are much more difficult. Second lien holders often hold up the transaction to exert the largest possible payment, in exchange for releasing their lien, even though in foreclosure they will get nothing.

As a result of these challenges our members have reported difficulties with: unresponsive lenders; lost documents that require multiple submissions, inaccurate or unrealistic home value assessments, and long processing delays, which cause buyers to walk away.

What is being done to address or eliminate these challenges?

On May 14, 2009, the Obama Administration announced its upcoming Foreclosure Alternatives Program. Among other things, the new program:

· Establishes financial incentives for servicers, sellers, and second lien holders to encourage the completion of short-sale transactions.

· Requires that a timeline, of no fewer than 90 days, be set to allow a homeowner to sell a home, without threat of foreclosure action.

· Requires the short sale agreement to specify reasonable and customary real estate commissions and costs to be deducted from the sales prices. (The servicer must agree not to negotiate a lower commission after receiving an offer.)

· Will provide standardized documents, including short-sale agreements and offer acceptance letters.

The Foreclosure Alternatives Program is anticipated to launch in late July.

For more information on all the short-sales provisions included in the program, see NAR's Short Sales Incentive Summary and the government's Foreclosure Alternative Program fact sheet (PDF 44K).

Short Sale The Short Version

Mervin Hanover — Wed, 14 Jan 2009 18:16:00 GMT

There are so few approved buyers in the real-estate market these days, but every one of them is looking for a good deal through buying a foreclosure or a short sale. I think everyone understands the foreclosure process, but as short sale signs sprout up like weeds, you may wonder what they're all about. If a lender agrees to accept a mortgage payoff amount less than what is owed on the note in order to create a sale of the property by a financially distressed owner, it's called a short sale. The lender forgives the remaining balance of the loan, with both the lender and seller taking losses. Short sales are a challenge for the buyer, the seller and the lender. The seller can expect, a short sale is likely to damage their credit for 2 years, but not as badly as a foreclosure, up to 7 years. The seller will walk away from their home with no money from the deal, possibly making it difficult for them to find another place to live. The buyer can expect to get the property at a reduced price and will need to go through many challenges and a considerable amount of red tape to make the deal happen. The lender will take a financial loss but perhaps not to the degree as it would have if it had foreclosed on the property.

How To Sell Your Home In A Market Full Of Foreclosures.

Mervin Hanover — Mon, 24 Nov 2008 16:27:00 GMT

If you look in just about any neighborhood in any town, you will see signs of these hard times. Foreclosures are on the rise and that can cause a lot of panic for sellers who are not in any financial trouble. We're in a very price sensitive market, of course in any buyers market that's the case. The increase of awareness about foreclosures is stimulating buyers to keep hunting and searching for even lower prices for homes.

The sellers who are not in distress or facing foreclosure have to compete with those properties with the same group of buyers. There are a couple of things that they can do. Price your property so it is competitive on the market. The Sellers have to make sure that the property is in perfect showing condition. The more choices the buyer has, the more critical the showing condition.

Having an accurate picture of how long you can have your home on the market will help you to price it correctly. Remember, that buyers aren't going to pay a premium price out of sympathy simply because the seller owes more on the mortgage. Price your home based on its worth, not on what you owe.

It’s extremely important that you price your home correctly from the start!

Buyers are going to look at all their options. You have to make it obvious that your home is the best value. It doesn't always mean the lowest price. It may mean a nicer house for the same price. It may mean having more goodies for the same price. It may mean having a lower price, but the buyers have the information and prices of what's available and they will choose the one that is the best value and we're either going to help sell the other homes or the other homes are going to help sell ours.

Choose the best methods to promote your home. Advertising isn't really that important because buyers have access to almost complete information via the Internet. Advertising used to be important when buyers didn't have access to the property or a way of finding the property, but now buyers can do their own shopping, searching, and finding. They're going to do that based on their perception of value and how it's priced based on the other properties that they are looking at. However, that doesn't mean you shouldn't have virtual tours and lots of pictures loaded on websites that feature your home, buyers like to preview before they actually see the home in person.

A ll too often sellers end up taking a humble ride down and diminishing their possible gain. Buyers end up chasing the market down, whether they realize it or not, price is critical. When determining price, don't just look at computer screen shots of homes that are selling in your neighborhood, keep an open mind, get in the car and take a ride around to view the exterior and interior of properties that your home will be competing against, that's exactly what buyers will do. Overpricing your home will cause it to sit on the market for a long time. Then your listing will become stale and if you get any offers, you will receive many lowball offers from buyers who are simply fishing to see how low you'll go. If a home is slightly underpriced you will generate more attention and improve your chances of getting a good offer.

The last thing I want to talk about is, work with an agent. Now more than ever, an experienced agent can help provide the advice and knowledge sellers need to get their home sold. Agents can also help to aggressively market your home so that it doesn't get lost in a sea of foreclosure homes.

Idaho Short Sale is still better than Foreclosure.

Mervin Hanover — Thu, 23 Oct 2008 15:54:00 GMT

Do you owe more than your house is worth? Can you no longer afford your payments? There is hope… You may be able to sell it for less than you owe, without having to pay the lending institute the total difference owed. So if you can no longer make your mortgage payments and you are upside down in it, meaning your home is worth less than you owe on it, foreclosure is not be your only option.

In short, with an Idaho short sale, you can sell your house at a sales price less than what you still owe the mortgage companies. Sometimes the lender will agree to an Idaho Short Sale’s terms rather than go through the lengthy and much more costly foreclosure process. The lender allows the sale of a home for less than it is worth and forgives the rest of the note. That said, there are significant negative consequences to an Idaho short sale, like your credit score can by affected 200 to 300 points and show up for at least 2 years and possibly up to 7 years.

The best part of an Idaho Short Sale is everyone wins. The seller gets out from under the payments without the home going into foreclosure and going bankrupt. The buyer gets the property at a greatly reduced price. The lender cuts its losses as minimal compared to foreclosure, and the property is off their hands. I know it sounds crazy that the banks would agree to an Idaho short sale but they do benefit.

An Idaho short sale is an excellent deal since the buyer is getting a property at a sometimes unbelievably reduced price. That said the buying process for an Idaho short sale can be very lengthy compared to a motivated but non distressed home owner. I represented both buyers and sellers in Idaho short sale deals, I advise working with an agent who's familiar with Idaho short sales. I also advise that both the seller and the buyer come to the table with enough documentation to convince the bank to settle for a price reduction.

The bottom line is, if you’re looking for a great deal or you’re distressed and you’re facing foreclosure, you have options, don’t let the bank foreclose on you, contact me and try an Idaho short sale

Buying an Idaho Foreclosure

Mervin Hanover — Thu, 16 Oct 2008 04:51:00 GMT

A re you interested in Idaho real estate investing or are you looking to purchase a home below the current market value? I bet you have heard about the potential of getting great deals on Idaho foreclosed bank owned property. Idaho foreclosures are a great way to boost your bank roll, if you have the cash available to invest, or to secure a loan. So how exactly do you go about finding an Idaho foreclosure to invest in?

Finding Idaho foreclosed properties to buy is a lot easier than a new Idaho investor may think, although it requires some extra time for research. There are a lot of different ways to find Idaho foreclosures. The options for finding Idaho foreclosures will vary from state to state. Before going forward with finding foreclosures, it is best to review your state's laws. Here are the most popular options for finding Idaho foreclosures to purchase.

Public Notice

Idaho requires that notices of auctioned foreclosed properties be made public in newspapers. The properties are usually posted a week or two before the auction takes place, giving investors or potential homeowners a chance to go by and view the property.

A notice of seizure of property through the U.S. Department of Treasury will be placed in the newspaper also. Foreclosed Idaho properties will also be available by way of public notice through a county court website or can be obtained by visiting the county courthouse and asking for an Idaho foreclosure list.

Lending Institutions

Most lending institutions will provide lists of "bank owned" properties, although it not unusual for some lending Institutions to charge a fee to see the entire list for your area. Others have created websites that allow you to search online for potential Idaho foreclosures.

Government lenders, such as HUD homes, Fannie Mae and Freddie Mac have information available regarding potential foreclosed homes in Idaho. Government lenders have websites available to the public for easy searching of homes in Idaho.

Real Estate Professionals

Idaho Real Estate Agents will advertise foreclosed homes and have access to a list of foreclosed homes through the Multiple Listing Service “MLS”. If you already working with an Idaho Real Estate Agent, ask him or her for a list of foreclosed Idaho properties in your area of interest. Just keep in mind that an Idaho Real Estate Agent performs these duties and many more. Having a professional looking out for your best interest and getting you the very best deal, and make sure you have a smooth transaction is priceless. Also remember that an Idaho Realtor will require a finder's fee, if you decide to purchase a foreclosed property they helped you find. Contact Mervin

Idaho Short Sale vs Foreclosure

Mervin Hanover — Fri, 12 Sep 2008 21:47:00 GMT

Idaho Short Sale vs Foreclosure

Many Idahoans are facing the very real threat of foreclosure, almost all of them are looking for ways to avoid it. A realistic option, and a topic that has garnered a ton of interest, is the Idaho short sale. Short sales are becoming an increasingly popular, very common way to avoid foreclosure for distressed homeowners.

How does a short sale relate to, or differ from a foreclosure? Short sales precede the home being repossessed or foreclosed on by the lender. The property is sold much earlier than the months it usually takes to reach foreclosure, allowing the lender to avoid the more costly foreclosure process.

It should be noted that there are still negative repercussions for short sales. A short sale homeowner’s credit will still be affected by settling with the lender. Some experts say as much as 200 to 300 points on the sellers overall credit score. That being said short sales are still less damaging than those associated with foreclosure or even bankruptcy. Short sale sellers are looked at as less risky than foreclosed sellers. Fannie Mae adjusted their guidelines to dictate only a two year waiting period for short sale sellers to buy another primary residence, while they extended the waiting period for foreclosures to five years, according to Fannie Mae Guidlines.

A short sale can be a win-win for both seller and lender. A short sale gives the sellers the opportunity to avoid foreclosure and the negative implications that a foreclosure brings and be able to return to home ownership in a timelier manner. The lender receives most of the value of the loan quicker, and avoids incurring additional legal costs while the foreclosure process plays out, which can take many months or sometimes years. Don’t forget short sales are a great option for bargain hunter buyers and investors.

If of course, you’re a buyer considering entering into a short sale, it would be very wise to consult a Idaho real estate agent who can answer your questions and help you through the negotiation process. Then you know you will be prepared to pull together all the appropriate information you need to complete the transaction and move into your new home.