Buying real estate? Last chance for Fannie Mae Convention 97 (3% down loan)

Friday, November 15, 2013

Fannie Mae conventional 97, which allowed a very low 3% downpayment is going away today and the new downpayment required will be 5%.

The 3% downpayment could have come as a gift, from a blood or by-marriage relative, and should be the case with the new 5% requirement.  The guidelines are less-restrictive than an FHA loan; rates are usually better than FHA and mortgage insurance is less.  If you are sitting on the fence and planning on qualifying for the conventional 97, you may want to call you lender today and submit your application to underwriting. The downpayment requirement goes up November 16th.

This conventional 97 loan was backed by the government and offered via Fannie Mae only.

Call Dean with your questions about low downpayment loan options for purchasing real estate in steamboat Springs, Colorado.

Dean Laird
Colorado Group Realty
970-846-8284

Keep it Simple -Remove Obstacles - lending and the Steamboat Real Estate Market

Wednesday, October 26, 2011

Why can’t it be this simple?
Q: Do you have a job?
A: Yes
Q: Do you pay your bills?
A Yes
My ideal world:
Banker: OK borrower, your self-employment status concerns us, but we have looked at your credit score of over 750 and have determined that by giving you this new mortgage at around 4% and the fact that you are currently paying between 6 and 9 % on 4 mortgages, that you are a safe risk. We think that if your payments are less than you are currently paying now, you will continue to make those new payments because they will be less. Therefore, we will refinance your 4 loans into one or 2 loans at a much lower rate.
Me: Thank you!
My real world:
Me: So why can’t I refinance then Mr. Banker?
Banker: Well, it’s not that simple, see you are self-employed and we have looked at your tax returns for the past two years and have determined that you just don’t make enough money to guarantee us that you will continue to pay your bills.
Me: But I do pay my bills! You see that by looking at my credit score right? See, no missed payments. And I make pretty good money, just lots of deductible expenses because my costs of doing business are much higher now and I had some unavoidable medical bills, and my kid costs a lot.
Banker: Well you have too many bills like those medical payments, child care, car payment for your business, high utility bills because you live where its cold in the winter etc. Your debt to income level is just too high, we can’t refinance you.
Me: Yeah, lots of bills, that’s why I’m here asking for help. My thought is, if you refinance me at say 4%, that will reduce my monthly mortgage payments from $2000/month to about $1400/month. Doesn’t that make sense that I’m low risk? I pay less with my new loans than I pay now and then I have $600/month to pay toward my other bills? And the best part is, if I want to sell my house I have some equity built up and go buy another house that costs less now than it did 6 years ago. What da ya think?
Banker: NO DEAL
I just have to ask why can’t it just be that simple? If you currently pay your bills and you want to pay less each month with a new lower mortgage payment, you get a new loan. Many believe we need to fix the economy and the housing market will fix itself. I believe we fix the housing crisis and the economy will fix itself.
The government can continue to dribble out mediocre solutions , but what I keep missing in all these articles I read
http://www.nytimes.com/2011/10/25/us/politics/administration-proposes-changes-to-mortgage-refinancing-program.html?pagewanted=2&nl=todaysheadlines&emc=tha23
is, what if we are not under water on our mortgage, have a job, and pay our bills? We want to borrow some of this cheap money too.
The solution seems so simple - remove the obstacles as the Times article says. Loosen up on the debt ratios (because everything costs more these days) and bet on our past performance. I think you’ll see a lot of people in my situation who can and do pay their mortgage and bills, but can’t do so under the current tightened lending rules because our debt/income ratio is too high, or we are self employed and our tax returns just don’t fit the mold due to our deductible business expenses.
Until we meet in the middle somewhere between what lending standards used be and what they are now, I see a slow national recovery.
I’m thankful that our Steamboat Springs real estate market is local and for the most part not affected by this national crisis, but that being said, there are many here in my situation who could move forward with a change in the lending practices.
Dean Laird

VA loans make a comeback in the Steamboat Springs real estate market

Thursday, October 20, 2011

Some mortgage lenders and brokers in the Steamboat Springs real estate market are seeing a resurgence of VA loans

Here are a few helpful tips:

VA provides up to 100% financing on the purchase of a primary residence
There is no monthly mortgage insurance!
There is an upfront funding fee that varies from 1.25% to 3% depending on service, down payment and prior use of the VA product. This fee can be financed into the loan.
A 41% debt ratio is required
A certificate of eligibility or form DD214 is helpful for the borrower to bring in when they come in to get pre-qualified.

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Routt County Real Estate Statistics for August

Friday, September 30, 2011

August was a much better month than last, even up very slightly over last year’s August! It was the second best month of the year with $46.5M in Gross Volume with 134 Transactions, 66 of these transactions were interval or fractional.

There were some mitigating factors, one very large sale of $10.1M, shown below, really helped the gross sales volume. Although timeshares were up significantly, there was also a rise in Fee Simple sales since last month.

Bank Sales continue to hold a presence, with 17 this month which is up by 3 over last month.

Here are the sales over $1.5M, with the highest priced sale listed first:

8/15/2011 $10,137,000 M&B: Sections 10,11,12,14,15,23-4-87 & Sections 16,21,22,23,24,25,26,27,34,35-5-87 aka 29994 Routt County Road #27. This sale is for two large Vacant Agricultural sites. The total Acreage for both sites is: 8,346.83 AC. PPAC is $1,214.47. The Purchaser was: Twentymile Coal, LLC. This sale is in the Hayden Market Area.

8/22/2011 $1,850,000 OSP Condo @ Apres Ski Way Unit R609 aka 2250 Apres Ski Way – 4 Brm 4 Bath YOC 2009 with 2,284 SF Living Area. PPSF is $809.98. This is a new construction sale in the Steamboat Mountain Area.

8/22/2011 $1,800,000 One Steamboat Place Condo @ Apres Ski Way Unit R514 aka 2250 Apres Ski Way – 4 Brm 4 Bath YOC 2009 with 2,553 SF Living Area. PPSF is $705.05. This is a new construction sale in the Steamboat Mountain Area.

8/12/2011 $1,605,000 Boulder Ridge Subd Lot 2 aka 245 Boulder Ridge Road – 4 Brm 3.5 Bath YOC 2010 with 3,551 SF Living Area on .50 AC Land. PPSF is $451.99. This is a new construction sale in the Fish Creek Falls Area.

Highest price/sq. ft. for August: One Steamboat Place Condo Unit R609 listed above for $809.98 PSF

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Ten Tax Tips for Individuals Selling Their Home

Sunday, August 21, 2011

The Internal Revenue Service has some important information to share with individuals who have sold or are about to sell their home. If you have a gain from the sale of your main home, you may qualify to exclude all or part of that gain from your income. Here are ten tips from the IRS to keep in mind when selling your home.

  1. In general, you are eligible to exclude the gain from income if you have owned and used your home as your main home for two years out of the five years prior to the date of its sale.
  2. If you have a gain from the sale of your main home, you may be able to exclude up to $250,000 of the gain from your income ($500,000 on a joint return in most cases).
  3. You are not eligible for the exclusion if you excluded the gain from the sale of another home during the two-year period prior to the sale of your home.
  4. If you can exclude all of the gain, you do not need to report the sale on your tax return.
  5. If you have a gain that cannot be excluded, it is taxable. You must report it on Form 1040, Schedule D, Capital Gains and Losses.
  6. You cannot deduct a loss from the sale of your main home.
  7. Worksheets are included in Publication 523, Selling Your Home, to help you figure the adjusted basis of the home you sold, the gain (or loss) on the sale, and the gain that you can exclude.
  8. If you have more than one home, you can exclude a gain only from the sale of your main home. You must pay tax on the gain from selling any other home. If you have two homes and live in both of them, your main home is ordinarily the one you live in most of the time.
  9. If you received the first-time homebuyer credit and within 36 months of the date of purchase, the property is no longer used as your principal residence, you are required to repay the credit. Repayment of the full credit is due with the income tax return for the year the home ceased to be your principal residence, using Form 5405, First-Time Homebuyer Credit and Repayment of the Credit. The full amount of the credit is reflected as additional tax on that year’s tax return.
  10. When you move, be sure to update your address with the IRS and the U.S. Postal Service to ensure you receive refunds or correspondence from the IRS. Use Form 8822, Change of Address, to notify the IRS of your address change.

Long term mortgage interest rates are NOT based on the 10 year note

Do you know what long term mortgage interest rates are based on? The only correct answer is Mortgage Backed Securities or Mortgage Bonds. They are NOT based on the 10-year Treasury Note, the stock market, or the prime rate. While the 10-year Treasury Note sometimes trends in the same direction as Mortgage Bonds, it is not unusual to see them move in completely opposite directions. Be sure that you are working with a lender who is tracking the correct index.

Interest rates are still at historic lows (50 year low)!! It may be time to look at your refinance.

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More good news for Steamboat home and condo buyers (maybe)

Wednesday, August 11, 2010

With mortgage rates at historic lows and current high inventory, it’s a Steamboat buyer’s market, at least for now.

Reports Bloomber News:

Officials directed the New York Fed’s trading desk to reinvest what economists estimate will be $15 billion to $20 billion a month in maturing agency and mortgage-backed securities back into U.S. Treasuries. The purchases will help keep Treasury yields and mortgage costs low and prevent the level of monetary stimulus from shrinking further.

So when is the turn in Steamboat? This is great news, but we still need Fannie Mae to loosen up their belt for condo lending. If a buyer has 20% down payment for a Steamboat condo, the condo is 40%-50% under the prices of 2007 and the inventory for development land remains low in comparison to many other resort areas, then the low risk should be attractive to a lender. Unfortunately, the rule-makers don’t analyze our niche market and thus we are waiting for the days of relaxed condo lending rules. When this happens and the buyer qualifies for a loan that is marketable, we should see a surge of sales. Until then, bring more cash.

The FED stopped investing in Mortgage backed securities (MBS) back in April and sales declined. The FED are now investing again, so I anticipate new confidence and sales to pick up. This may not be the turn or the bottom, but if you combine this good news with relaxed lending rules, then that may just be the sign of a turn.

Meanwhile, it’s a Steamboat Springs Buyer’s market - and cash is king.

Call me about Steamboat Springs foreclosure real estate and current market conditions.

877-678-0884 direct or 970-846-8284 Cell.

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Lending available for Steamboat condos but you have to play by the rules.

Saturday, August 7, 2010

A mortgage company that is in the process of bankruptcy can’t find a buyer for the condo they foreclosed on, because lenders don’t want to give Mr. buyer a loani!

True story! Buyer has excellent credit, 20% down and looking to purchase real estate at 50% discount off of previous sales (should be low risk) The reason Mr. Lender can’t finance the property is because while searching for vacation property on the web, the property in question shows up from the search. Vacation property = investment property in their eyes most of the time. You may be legitimately purchasing the property for a 2nd home in Steamboat, with no intentions of renting; however, the banks are calling it an investment condo and its tough to get financed. TARP to the rescue does not apply here; but…wait!

“Another important goal of TARP is to encourage banks to resume lending again at levels seen before the crisis.” http://en.wikipedia. … lief_Program#Purpose

Don’t get discouraged; there maybe a solution as long as you have 25% down, investor concentration ideally isn’t over 30% or was that 10% (this changes depending on who you talk to), and you don’t have more than 4 mortgages already. Its not so easy though. The HOA (Home Owner Association) can’t be in the red, one owner can’t own more than 10% of the inventory and so on…

Financing condos in Steamboat is common, but it’s best if n we do some homework before venturing out to look for deals.

There are several condo complexes that should finance conventionally, because they fit the lender rules. 3 examples are Walton Creek Condos (2 bedroom plus huge loft for 3rd bedroom, views of the ski resort http://www.steamboat … on_Creek_2_bed-loft/), The Timbers (Colorado lodge with views of Catamounthttp://www.steamboat … _Timbers_2_bed-loft/) or most townhomes such as Columbine - (3 bed, 3 full baths, 2 lofts, views of the valley and Rolling Stone Golf Course, 2043 sqft now just $399,000http://www.steamboat … _3_bed_plus_2_lofts/).

Call Dean Laird 877-678-0884 direct or 970-846-8284 for more ideas for financing or any additional information on condos and homes in Steamboat Springs.

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