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American Homeownership Increases Again as Housing Market Looks for Balance

November 7, 2018 by Kathy Reichle Leave a Comment

More Americans became homeowners in the summer months, fresh evidence of a housing market that’s finding some stability after several rocky years.

The national homeownership rate was 64.4% in the third quarter, the Census Bureau said Tuesday. That’s a half-percentage point higher than a year ago.

 A look at the rate of homeownership since 2004. Census Bureau/Haver Analytics

 

After touching an all-time high of 69.1% in 2004 as the housing bubble inflated, the homeownership rate bottomed out at 62.9% in 2016 as waves of Americans lost their homes or sold under duress. At the same time, many Americans who would ordinarily become buyers were locked out of the market by stringent lending rules, a lack of affordable inventory and a challenging economic backdrop.

All that has made the post-crisis housing market not just less accessible, but less dynamic. It’s possible the moderation in home prices over the course of 2018, which some analysts believe came from would-be buyers pushing back against hefty price gains, helped many of them finally become owners.

The homeownership rate can be controversial. Some analysts believe that government policies that helped enable ownership more broadly were responsible for the housing crisis, although many others believe there’s blame to go around.

Still, the meager recovery to this point puts the homeownership rate only back to 1995 levels, well before the run-up to the bubble. That suggests it may be possible for many more Americans to become owners, if housing market conditions ease further. The vacancy rate for owners was just 1.5% for the second month in a row, tighter than the 1.6% it averaged throughout 2017.

By Andrea Riquier

Filed Under: Eastside Real Estate Blog, Home Value, Homeownership, Homeownership rate, Housing Market, Issaquah Real Estate, King County home prices, Mortgages, What's Trending Tagged With: Home ownership, Issaquah Real Estate, Trending Topics

Homebuyers Encouraged,”But Still On Edge” While Sellers Face Reality Check

August 15, 2018 by Kathy Reichle Leave a Comment

 

 

KIRKLAND, Washington (August 6, 2018) – “Home sellers throughout the Seattle region are experiencing a reality check and the days of multiple offers are days of the past,” was how one director with Northwest Multiple Listing Service summarized the market upon reviewing the statistical report for July.

New figures from Northwest MLS show year-over-year improvement in inventory (up 6.5 percent), but modest drops on both pending sales (down slightly more than 7 percent) and closed sales (down 3.4 percent). Despite those drops, prices rose 8.64 percent across the MLS service area that spans 23 counties.

Several industry leaders commented on the steadily improving supply. The number of active listings system-wide totaled 16,773 at the end of July, the largest volume since September 2016. System-wide there is 1.8 months of supply, the highest level since October 2016.

“In Seattle and King County supply is at the highest level since first quarter 2015, which has me thinking about the longevity of seller luxuries like offer review dates, pre-inspections, and escalation clauses,” remarked Robert Wasser, owner of Prospera Real Estate and an officer of the Northwest MLS board of directors. “People are taking notice of the evolving real estate landscape — even my mom tells me she’s noticing more for sale signs!”

“There continues to be better news for buyers,” agreed Mike Grady, president and COO of Coldwell Banker Bain. He noted the inventory in King County has doubled since March from 0.8 months to 1.5 months of supply, but added “While this is significant, we are still well below a balanced market of 4-to-5 months of inventory.”

King County’s number of active listings surged nearly 48 percent from a year ago, rising from 3,465 active listings to 5,116. Snohomish County also had double-digit increases, up nearly 15.8 percent, but 15 counties reported less inventory than twelve months ago.

“It has been a long time coming, but we finally have some solidly good news for buyers in the Puget Sound area,” commented OB Jacobi, president of Windermere Real Estate. He noted the number of single family homes (excluding condos) for sale in King, Pierce and Snohomish counties in July was up 10.4 percent compared to June and up 20.5 percent year-over-year. “The increase in listings is clearly having a calming effect on prices while also giving buyers in the region somewhat of a reprieve from the frantic market of months past,” added Jacobi.

In his comments about sellers experiencing a reality check, broker Keith Bruce suggested Seattle is experiencing a self-corrective shift in the market. “Many sellers are reaching for their dictionaries to understand the words ‘price reduction’ and ‘increased market time.'”

“Sellers need to put away their dictionaries, take a collective deep breath and enjoy the ride. Listing brokers need to be as honest as possible with sellers and not promise multiple offers or huge price escalations,” suggested Bruce, adding “We are still a seller’s market. Much more inventory is needed to meet the overall demand for quality homes in Seattle.”

“Seller gridlock has loosened close to the job centers,” stated J. Lennox Scott, chairman and CEO of John L. Scott Real Estate. “While we are experiencing record sales activity for the higher end and luxury markets in year 2018, a record number of new listings is coming on the market in these price ranges. This has resulted in more opportunities for home buyers and lower premium pricing from the spring market.”

Northwest MLS data shows a 32.5 percent increase in the number of homes that sold for $2 million or more so far this year compared to the first seven months of 2017 (up from 477 to 632 closings of homes and condos in this price segment).

George Moorhead, designated broker at Bentley Properties, is noticing an increase in the number of price reductions for actively listed homes as inventory increases, “even in the hotspots in Seattle and the Eastside. We are seeing a continued shift from move-up and luxury home buyers to more first-time buyers, which is consistent with the flattening trends we are seeing in today’s market.”

MLS director John Deely said the change in the market “is more accentuated this year by the historically low inventory that we have been experiencing over the past several years. What now seems like a meteoric increase in inventory is in part caused by the many potential sellers who have been on the sidelines that are now coming to the market,” added Deely, the principal managing broker at Coldwell Banker Bain’s Lake Union office.

MLS statistics show pending sales declined from 11,800 a year ago to last month’s total of 10,965 for a drop of about 7.1 percent. New listings eclipsed pending sales by a margin of 1,233 units, easing some of the pressure on inventory.

“Even with an improving buyers’ market, our agents are telling us that buyers seem to have taken a bit of a break: instead of 20 buyers looking at new homes on day one, there were only 10 is the comment we’re hearing,” noted Grady. “While we may be lifting the pedal from the metal, we remain very much in the left lane, exceeding the posted speed limit by a significant amount,” he remarked.

Scott agreed, saying “For homes priced below a million dollars, the sales intensity for new listings has come off the extreme frenzy in the spring to just frenzy.”

Closed sales slipped about 3.4 percent from a year ago, declining from 9,707 completed transactions to 9,379. Nevertheless, the median selling price increased $33,000 (about 8.6 percent) from a year ago, although three counties experienced declines. The median price on last month’s completed sales of single family homes and condominiums was $415,000. Compared to June, the median price dropped $10,000.

Prices for single family homes only (excluding condos) rose about 8.4 percent, with a dozen counties reporting double-digit gains. Condo prices increased about 10.2 percent. In King County where more than half the condo sales occurred, price jumped about 12 percent from a year ago.

“It’s not such a crazy, go-go market, but it’s still a great time to be a seller,” stated Northwest MLS director Mike Larson, president of Allen Realtors in Lakewood. “The expectation of multiple offers and the ability of sellers to simply dismiss inspection repair requests is behind us,” he believes. “Sellers need to understand that and find a listing broker who also understands that,” he emphasized, adding, “The days of doing a market analysis and then pushing the envelope on the list price an extra 5 percent are gone. Ultimately, I think that’s healthy for the market,” Larson commented.

Considerable variation exists among the counties, whether measured by listings, sales or prices.

“The real estate market has cooled a bit in Kitsap County with pending sales off 10 percent in July compared to a year ago,” reported Frank Wilson, Kitsap regional manager and branch managing broker for John L. Scott Real Estate in Poulsbo.

“Yes, the Kitsap market has slowed a bit but it’s still hot due to the persistent shortage of inventory, which is down nearly 21 percent from last year. When 575 new listings come on the market and 596 listings go pending, you know inventory is not building,” explained Larson, a board member at Northwest MLS.

Wilson also reported strong open house traffic as “pent-up buyer demand rallies the pool of buyers for each new listing.” When a broker arrived for the open house he had scheduled for a new listing, six cars were waiting. “By the time the open house concluded, more than 30 people had toured it. Eight offers were made and it sold for more than list price,” he commented.

In Pierce County, inventory dropped around 3.4 percent, and brokers reported more pending sales (2,012) than new listings (1,990). Year-over-year prices in that county were up nearly 14 percent.

“Pierce County has, for a handful of years, been the affordability solution for buyers who would otherwise buy in King County. I think the craziness of the King County market has magnified that fact even more. Buyers are willing to spend two or three hours in their cars each day if it means buying twice as much house,” reported Larson.

Dick Beeson, principal managing broker at RE/MAX Professionals in Gig Harbor echoed Larson. “The market in South Sound is bolstered by the reality that our houses are cheaper. That fact alone keeps our inventory, our number of pending sales, and our number of closings similar to last year even though we’ve faced higher interest rates.”

Beeson said multiple offers continue to follow homes that are well priced at or below our median price level. “If a property stays on the market more than 14 days, you know you’ve got a price problem. It’s that simple.”

Buyers are still on edge according to Beeson. “They know they will be competing with other buyers at some level – whether on price, shorter inspection times, larger earnest money deposits or fewer repairs being done by sellers. For buyers, it’s better than before, but before was just insanity. Buyers are still insecure about prices, financing and competition.”

Moorhead described the market as still “quite strong,” but projects a continued flattening of activity, due in part to looming concern that mortgage rates will rise again this quarter. “Some buyers have thrown in the towel and have chosen to lease for the next year to save for a larger down payment.”

Most brokers believe activity will remain strong.

The volume of pending sales “at or above post-recession highs is an indicator of a healthy volume of sales still moving through the market. We are seeing investors, speculators and builders reacting to the market change by bringing excess inventory to market,” said Deely.

“Getting back to a balanced market creates a healthier and more sustainable market,” Moorhead stated. He believes there has not been a better time in the last three years for a buyer to enter this market with more options and less competition.

Scott agreed, stating “for home buyers the next three months will be the best time for selection and availability of new listings until March 2019.”

Grady and Moorhead were more cautious.

“An 8.64 percent increase in median sales price compared to last year is still much greater than inflation,” Grady noted. “In the long term this is only sustainable in a growing employment market like we have in this region. Consider that through May more than 30,000 net new jobs have been created in just the Seattle-Bellevue area.”

Moorhead detected new construction starts have “slowed proportionately with sales,” saying builders are now offering large incentives to attract buyers.

Larson noted a shift in investors in rentals. “Our firm’s inventory of rentals has decreased about 15 percent over the past few years, from around 350 to under 300. Many of those owners bought rentals in the last boom market, and then weathered the storm when the market crashed. They finally have equity again and want to get out, which isn’t surprising.”

Northwest Multiple Listing Service, owned by its member real estate firms, is the largest full-service MLS in the Northwest. Its membership of around 2,200 member offices includes more than 29,000 real estate professionals. The organization, based in Kirkland, Wash., currently serves 23 counties in the state.

Filed Under: A little bit of Trivia, Education, Home Value, Homeownership, Issaquah Lifestyle Blog, Issaquah Real Estate, Larry and Kathy Reichle, Mortgage Rates, Mortgages, What's Trending Tagged With: Home ownership, Home Trends, Trending Topics

Mortgage Rates Sinking This Summer

July 10, 2018 by Kathy Reichle Leave a Comment

7/6/2018 12:06 PM ET

Mortgage rates or interest rates on home loans slipped for the fifth time in six weeks, according to mortgage provider Freddie Mac.

Releasing the results of its primary mortgage market survey, Freddie Mac said that the 30-year fixed-rate mortgage or FRM averaged 4.52 percent for the week ending July 5, 2018, down from last week’s 4.55 percent. A year ago at this time, the average rate was 3.96 percent.

The 15-year FRM this week averaged 3.99 percent, down from 4.04 percent last week. A year ago at this time, the 15-year FRM averaged 3.22 percent.

The 5-year Treasury-indexed hybrid adjustable-rate mortgage or ARM averaged 3.74 percent, down from last week’s 3.87 percent. It was 3.21 percent a year ago.

Sam Khater, Freddie Mac’s chief economist, says after a rapid increase throughout most of the spring, mortgage rates have now declined in five of the past six weeks.

“The run-up in mortgage rates earlier this year represented not just a rise in risk-free borrowing costs, but for investors, the mortgage spread also rose back to more normal levels by about 20 basis points,” he said. “What that means for buyers is good news. Mortgage rates may have a little more room to decline over the very short term.”

by RTTNews Staff Writer

For comments and feedback: editorial@rttnews.com

Filed Under: A little bit of Trivia, Finances, Freddie Mac, Issaquah Real Estate, Larry and Kathy Reichle, Mortgage Rates, Mortgages Tagged With: Finances, Mortgage Rates, Trending Topics

How much house can I afford to buy?

June 26, 2018 by Kathy Reichle Leave a Comment

If you’re thinking of making the move from renter to homeowner, simply diving into home shopping is the wrong first step. What you need to do is first answer the question:

“How much house can I afford?”

The best way to determine your spending ability is to do a step-by-step calculation. While there are alternate rules of thumb for figuring out your housing budget — such as a ceiling of 2.5 times your annual salary or limiting your housing payments to a third of your gross monthly income — you should not take shortcuts on a financial decision as important as this.

Calculating ‘how much mortgage can I afford?’

Here are the major factors you will need to consider to determine how much house you can afford to buy:

Income. 

First, add up the income that will be used to qualify for the mortgage, including bonuses and commissions. Make sure you have the documentation to prove every source of income; otherwise it cannot be counted when you meet with a mortgage lender.

Debt. 

Add all the payments you make each month for car loans, credit cards, student loans and any other debt. Based on your income, there are limits on how much debt you’ll be allowed to carry, including your mortgage. These debts will limit how much mortgage you can borrow.

DTI ratio.

When a mortgage lender calculates your level of debt based upon how much money you make, it is known as your “debt-to-income (DTI) ratio.” Debt-to-income ratios are the province of mortgage calculators. One important ratio, referred to by mortgage professionals as your “front-end” or “top-end” ratio, is calculated by taking your proposed housing expense divided by your gross (before-tax) income. Many mortgage calculators set 28 percent as the desirable value for this ratio. The other ratio involves all of your loan payments – your housing expenses and your monthly debts (but not utilities or other living expenses) — divided by your gross monthly income. A home affordability calculator frequently set this number at 36 percent. This is called your “back-end” or “bottom-end” ratio.

Monthly obligations.

While your mortgage lender cares about your auto and credit card payments, they really don’t care whether you have cable TV, the latest iPhone or even that you eat on a regular basis. Those monthly expenses are up to you to include, and cable, smartphones and a few trips to the grocery store can easily add up to several hundred dollars each month.

Down payment. 

The minimum down payment for an FHA loan is 3.5 percent; for conventional loans, the minimum is 3 percent for certain buyers and 5 percent for most buyers.

Taxes.

Today, it’s easy to get an idea on a home’s property taxes by looking at the listing online. You can also get in contact with the county tax office or ask a local Realtor to investigate for you. Most homeowners will have their property taxes paid from an escrow account attached to their monthly mortgage payments. One percent in taxes is equal to $1,000 per year for a $100,000 home.

Insurance.

Lenders require homeowners insurance to cover your property. Contact an insurance company or ask a Realtor to estimate your homeowners insurance costs which will vary according to the type of property, cost and features of the home, and its location. To get a rough idea, you can ask a family member or friend what they pay for insurance (if their home is similar to the home you are interested in buying).

Homeowners association dues.

If the property you purchase includes monthly dues, don’t forget to include those fees in your monthly payments.

Mortgage insurance.

If you make a down payment of less than 20 percent on a conventional loan, you will need to pay mortgage insurance. You can utilize HSH.com’s mortgage insurance calculator to see how much this could cost each month. For FHA loans, there is an upfront and annual mortgage insurance premium.

Interest rate.

You can check today’s mortgage rates at HSH.com, but remember that your rate will depend on your credit score, the type of property you are buying, and the choices you make regarding fees and points. A lender will be able to give you a customized mortgage quote given your situation.

Loan term.

While many buyers opt for a 30-year home loan, if you can afford higher monthly payments, you may want to consider a shorter loan term. Shorter loans have lower interest rates and cost you less over the life of the loan.

As a homeowner, you need to have enough money set aside in an emergency fund — at least three months worth of expenses – in case you lose your job or have a medical emergency, and enough reserves set aside to pay for maintenance and unexpected repairs.

Considering all your financial goals and your monthly comfort level with your mortgage payment is the key to accurately calculating how much house you can afford. It’s smart never to borrow the maximum amount you can qualify for so that you leave yourself some financial breathing room.

Keith Gumbinger

Filed Under: A Positive life, Affordable Housing, Education, Finances, Financial Planner, Frugal Lifestyle, Homeownership, Hottest housing markets, Issaquah Lifestyle Blog, Issaquah Real Estate, King County home prices, Larry and Kathy Reichle, Mortgage Rates, Mortgages, Saving Money, What's Trending Tagged With: 15-year mortgage, Finances, Home ownership, Issaquah Real Estate, Mortgage Rates, Saving Money

A Bridge To Your New Home

June 11, 2018 by Kathy Reichle Leave a Comment

Question: My mother wants to buy a condominium, now that she is living alone and no longer needs the old four-bedroom family home. She prefers to buy a condominium first, and make the move from the house to the condo over a period of time. After she has completely settled into the new condominium, she will then put the house on the market for sale. Assuming the condominium will cost less than what the house sell for, what is the least expensive way to bridge the two sales? In other words, is it possible to obtain a mortgage for only three to six months?

Answer: Your question has raised a number of issues, which I will try to explore in this column.

First, in my opinion — and if you can afford it — it is always better to move into a new home before you sell the old one. This gives you an opportunity to do whatever renovation is needed, without having to immediately move all the furniture into the new place.

But, obviously, not everyone can afford the luxury of owning two houses, and sometimes having to pay two separate monthly mortgage and duplicate real estate tax bills.

In your mother’s case, the family home is free and clear of any mortgage obligation. She should be able to obtain a “bridge” loan from a responsible lender, to enable her to have sufficient funds to purchase the condomimium. The loan will be secured by a first deed of trust (a mortgage) on the family home, and will be paid off in full when that house is ultimately sold.

Second, you ask whether short term loans are available. The answer is not simple, insofar as mortgage lenders do not want to spend a lot of time — and money — processing a loan application, only to have it paid off within a couple of months. Thus, while you might find such a short-term bridge loan from a mortgage lender, the interest rate may not be competitive.

On the other hand, your mother may be able to get a regular bank loan for the amount she needs, secured by a deed of trust on either or both the family home or the condominium unit. Much would depend on your mother’s financial situation at the time of loan application.

However, there is another way that, in my opinion, makes the most sense. Your mother may be successful in selling the home immediately; it may also be on the market for a long period of time. She does not want to commit herself to repay a loan in just a few months time, when there is uncertainty as to when her house will sell.

Thus, she should consider obtaining a regular mortgage loan on the family home. If necessary, you could co-sign and guarantee payment of the loan. She should obtain an Adjustable Rate Morgtgage (ARM) for one year, and make sure there is no prepayment penalty. If she is lucky and sells the house quickly, she can then use the sales proceeds to pay off the new loan. If, for any reason, the house does not sell quickly, she will have a low rate of interest for a period of one year.

More importantly, however, your mother should carefully review her financial situation. If she uses all (or most of) the cash from the sale to purchase the new property, will she end up “house rich and cash poor”? Perhaps she should consider obtaining a mortgage on the condominium unit (again your help may be required), and then keep the cash when the house is sold.

She should also review the tax situation before she sells. Will she have a large capital gain to pay? Is she eligible for the up-to-$500,000 (or $250,000) exclusion of profits? When did your dad die?

From a tax point of view, it makes no difference whether or not she uses any or all of the sales proceeds to purchase the condominium unit. She is either eligible for the exclusion or she is not.

There are two other alternatives which should be considered.

First, can she obtain a home equity loan on her current house and use these proceeds to purchase the condominium? Even under the new tax laws, so long as the money obtained from the loan is used to buy a new home or improve your present one, your mother will be able to deduct the interest she has to pay.

Second, are you in the financial position to lend her the money to purchase the condominium? If so, your mother can borrow directly from you, at a reasonable interest rate, and the loan will be secured by the new property. She can pay you interest only on a monthly basis, and you can decide at a later date if you want to gift her back a portion of the loan on a yearly basis, tax free.

Under no circumstances, however, should you consider going on title with her on the condominium unless you have fully explored all of the legal and tax ramification of such a move. There are significant negative aspects of putting your name on the deed, and obviously you want to maximize the tax benefits as much as possible.

Children often want to do right for their parents, and this of course is commendable. However, there are serious IRS repurcussions if the wrong steps are taken (even for the right reasons), and you must explore the situation with your own tax advisors before signing any legal papers. Also, we all have to carefully analyze the impact of the new tax law.

Bottom line: your mother should first talk with a financial adviser to explore all of the options.

WRITTEN BY BENNY L. KASS

 

Filed Under: A little bit of Trivia, Education, Finances, Financial Planner, Issaquah Lifestyle Blog, Issaquah Real Estate, Mortgage Rates, Mortgages, Retirement Tagged With: Bridge Loans, Finances, Home ownership, Loans, Mortgage Rates, Trending Topics

How to Save Enough for a Down Payment

January 22, 2018 by Kathy Reichle Leave a Comment

 

There comes a point for many first-time homebuyers when nearly everything you do becomes focused on saving for that purchase. Even when you’ve been putting money away regularly for years, you find yourself willing to cut out that beach vacation you had been planning, eating in more and even considering a part-time job to help close the gap between you and homeownership.
But even when you’re levelheaded about what you can afford and will qualify for in terms of monthly mortgage payments, the down payment remains a hurdle most first-time buyers struggle with.
As housing inventories remain low in major markets across the U.S. and home prices continue to rise, the difficulty of saving enough money for a down payment only grows.
A Zillow report released in November found homebuyers have to continuously save more for a down payment to keep up with the rising price of property throughout the U.S. The median home price is expected to be $6,275 more in a year, the report says, which means buyers will need to save an additional $105 per month simply to make up for the difference in a 20 percent down payment between now and then.
For first-time homebuyers trying to save for a down payment, the prospect of having to sacrifice more to get there or lower their expectations can be disheartening. Online real estate brokerage Open Listings published a homebuying survey of 500 millennials this week that examines affordability obstacles and where young homebuyers are trying to save to move toward homeownership. Thirty percent of respondents said they wouldn’t be ready to own a home for more than five years, and just 44 percent already own property.
You’re Not Doomed
There is, of course, some respite for first-time homebuyers when it comes to borrowing options, with the growth of low down payment mortgage programs. Mortgage options requiring less than 20 percent down – with loans through the Department of Veterans Affairs, the Federal Housing Administration, the Department of Agriculture or the purchase of private mortgage insurance – allow homebuyers to get financing with as little as 3 percent (or even zero percent) down.
These options are becoming an “underlying trend within the first-time homebuyer,” says Tian Liu, chief economist for Genworth Mortgage Insurance. Genworth recently released its third-quarter 2017 report, which notes 601,000 first-time buyers purchased single-family homes between July and September. Of those purchases, 467,000 of them were financed with low down payment mortgages, which is up 5 percent from the same time period a year ago.
The growth in low down payment programs is a turnaround from the recession, when lenders wouldn’t move on many deals without perfect credit and 20 percent down. But Liu says the need for a more attainable option has always been necessary to help first-time homebuyers get in the door, not just in the current climate of rising home values.
“It’s really a life cycle story, that you have very little saving to begin with, and as you get into the labor force you start to earn some money, and you earn more than you spend, and therefore you have savings as you go on,” Liu says. “For your first home, you will have very little in assets – typically our borrowers have very small amount of assets, liquid assets in particular – to afford a 20 percent down payment.”
With a 3 percent down payment for a $300,000 house or condo, you’ll need just $9,000 in cash instead of $60,000 required for the standard 20 percent down payment, which gets you much closer to obtaining your goal. The mortgage insurance required with most types of low down payment programs increase your monthly payment, but they still make saving up easier. However, a smart homebuyer will need to save even more to make up for potential increases in value as you move toward homeownership, as well as account for any type of emergencies you may have. The last thing you want is to move into a house with no money in the bank only to sustain roof damage in a storm three weeks later.
Consider What You’re Willing to Go Without
What are your saving options? For the most part, they’re the same standard options people opt for when they need extra cash for any other reason: taking a bag lunch to the office instead of eating out every day, cutting out cable or online subscriptions and canceling a gym membership.
Forty-one percent of respondents to the Open Listings survey noted they would get a second job to save up for their home purchase. Thirty-four percent reported being willing to give up a vacation, 19 percent would bring in a roommate to reduce current living costs and 15 percent opted to go even further and move back in with their parents.
As you save for the home you want, also keep in mind that not everyone qualifies for the same mortgage program. It would be upsetting to save up for a 3 percent down payment on a townhouse in a specific neighborhood, only to find out you don’t qualify for a 3 percent down payment program when you’re ready to start seriously shopping. Speaking with a financial advisor or housing counselor can help you determine the best possible route for you while you’re still saving. The U.S. Department of Housing and Urban Development has a list of approved housing counseling agencies that offer free services to residents.
For that reason, it’s also important to keep an open mind about the type of house you’d like to buy. Consider adjacent neighborhoods, fixer-uppers or fewer bedrooms to make it more affordable. Offsetting the cost of owning a home after you purchase is where Schoenholtz says “the creativity steps in.” Rather than buying a single-family home, he sees younger buyers looking for a property with an apartment that can be rented out, or a garage studio where a hairdressing business can operate.
“It’s not their forever home, it’s their five- to seven-year home, so we see millennials not just hacking the savings, but also where they’re targeting to actually purchase,” Schoenholtz says.By Devon Thorsby

Filed Under: Finances, Financial Planner, First Time Homeowner, Homeownership, Millennials, Mortgages, Saving Money Tagged With: Finances, Mortgage Rates

Average mortgage rate drops to 5-month low

May 1, 2017 by Kathy Reichle Leave a Comment

The average U.S. mortgage rate fell below a key threshold of 4 percent this week, its lowest level in five months.

Mortgage buyer Freddie Mac said Thursday that the average interest rate on 30-year fixed-rate home loans declined to 3.97 percent this week from 4.08 percent last week. Interest rates on mortgages began to rise after President Donald Trump won the November election. But they’ve started falling as the fate of tax reform and other policies has become uncertain.

The 30-year rate stood at 3.59 percent a year ago and averaged 3.65 percent in 2016, the lowest level in records dating to 1971. Lower rates make it easier for home buyers to afford their monthly mortgage payments.

The rate on 15-year mortgages declined to 3.23 percent from 3.34 percent last week.

The recent drop also illustrates the range of factors that affect mortgage rates. The average 30-year rate has declined steadily in recent weeks — it was 4.23 percent a month ago — even as the Federal Reserve has lifted the short-term rate it controls three times in the past 15 months.

And Fed policymakers have signaled more hikes are likely to come this year as long as the economy keeps growing.

Mortgage rates, however, more closely track the yield on the 10-year Treasury note, rather than the Fed’s decisions. That yield rose after the election in anticipation of faster growth and greater inflation under President Trump.

Yet as investors have downgraded their expectations for tax cuts and infrastructure spending, the yield on the 10-year has fallen. That has led mortgage rates lower as well.

  • By THE ASSOCIATED PRESS

WASHINGTON — Apr 20, 2017,

Filed Under: Affordable Housing, Mortgage Rates, Mortgages, Saving Money Tagged With: Mortgage Rates

Why you shouldn’t panic about rising mortgage rates……

January 9, 2017 by Kathy Reichle Leave a Comment

Mortgage rates have been on a steady rise recently, but buyers shouldn’t panic — rates are still very low.

The average rate for a 30-year fixed-rate mortgage rose to 4.16%, up from 4.13% last week, according to Freddie Mac. A year ago, rates were sitting around 3.97%.

At the current interest rates, buyers will pay $21 more per month compared to a year ago, assuming a $241,000 price tag and 20% down payment.

“I don’t think anyone welcomes higher interest rates, but it should not be a considerable deterrent to someone who really wants to buy a home,” said Keith Gumbinger, vice president of HSH.com.

Rates under 5% have been the norm for a decade. “We still have quite a ways to go for rates to be even close to average,” noted Len Kiefer, deputy chief economist for Freddie Mac.

In 1996, the average rate was 5.67%, and in 1990 it was 10.13%.

Related: Mnuchin wants U.S. to sell Fannie Mae, Freddie Mac stakes

Rising home prices, fueled by strong demand and tight inventory, have pinched buyers in recent years. Lower interest rates helped temper that rise, but as they move higher, borrowing becomes more costly and can reduce a buyer’s budget.

“If rates remain at this level, some marginal buyers could be pushed out of the marketplace,” said Gumbinger. “There could be less demand for properties on the margin, but I don’t think there will be a huge change.”

Kiefer said he expects home prices to continue to rise in 2017 year, but at a slower pace than we saw this year. “The supply is pretty low compared to demand and that will keep pressure on prices and rents.”

The rate increases could be felt more by house hunters in the country’s more expensive markets, like San Francisco and Manhattan.

“Affordability is already difficult in some markets,” said Erin Lantz, vice president of mortgages for Zillow. “Rates can have more of an impact in those areas, but for most of the country, it’s still very affordable, by historical standards”

Mortgage loan applications dropped 4% last week, according to the Mortgage Bankers Association.

Experts forecast rates will continue to gradually increase throughout 2017, particularly after the Federal Reserve increased a key interest rate on Wednesday for the second time in 10 years.

A higher Federal Funds rate makes it more expensive for banks to borrow money, which can lead to higher rates on credit cards and home loans.

Related: What a Fed rate hike means for you

“The era of ultra-low interest rates is over,” said Lawrence Yun, chief economist of the National Association of Realtors, in a statement Wednesday. “[The] short-term rate hike will be followed by several additional rounds of increases in 2017 and 2018. Despite these moves, mortgage rates will not rise alarmingly.”

The bond market also plays a role in mortgage rates. Interest rates on the U.S. government’s 10-year Treasury note have been on a tear since Donald Trump was elected president. Treasury notes are a benchmark for many types of credit, including home loans.

Other factors — like global economic uncertainty — also affect U.S. mortgage rates.

“Global markets have sneezed and hiccupped and gone crazy at times and have driven down our interest rates,” said Gumbinger.

For instance, after the Brexit vote in June, the rate on a 30-year fixed rate mortgage dropped to 3.48% — the lowest level since May 2013.

As rates move higher, we could see the return of more home loan products, like adjustable rate mortgages.

“Non-traditional mortgage products could start to creep back into the market as consumers search for more affordable options,” said Lantz.

Filed Under: Mortgage Rates, Mortgages Tagged With: Mortgage Rates

4 Reasons You Should Consider A 15-Year Mortgage Right Now

August 23, 2016 by Kathy Reichle Leave a Comment

Pop quiz: Would you like to make half as many mortgage payments and owe thousands less in interest over the life of a loan, all while paying a lower interest rate? If you answered “yes” to any part of that question, 15-year mortgages are worth considering, suggests Justin Arnold, a CFP (Certified Financial Planner) who runs WashPark Capital in Denver, CO. We agree! A 15-year mortgage can make good sense for your situation — and they’re more affordable than ever. If you’re looking at real estate anywhere from Seattle, WA, to homes for sale in Boston, MA, here’s why you should consider this type of mortgage with a shorter payment term.

15 year mortgage

 

 

 

 

 

 

 

 

1. Save more money

Taking out a 15-year mortgage dramatically cuts your home loan repayment time. The faster you repay the loan, the less in interest you need to pay. This can save you tens of thousands of dollars over the (shorter) life of your loan. A 15-year mortgage also usually offers better interest rates than other loan products, says Debbie Todd, a CPA who runs 1 Hour Impact.

Curious about just how much money you could save? Check out this mortgage calculator and plug in the numbers specific to your situation. You can compare the amount of payments, interest rates, and more. Seeing the difference between paying off your mortgage in 15 years versus 30 years could be the motivation you need to consider a 15-year mortgage.

2. Build more equity

When you repay your mortgage faster, you don’t just save money — you build equity in your home faster too. Combine a shorter mortgage term with rising home prices, and you could exponentially grow the amount of equity you have.

This is beneficial for several reasons, especially if you want to refinance the loan down the road. “Since you are paying principal faster with a 15-year note,” explains Therese R. Nicklas, CFP, “you will be building equity faster, making refinancing potentially easier.” With a smaller loan-to-value ratio, the risk you present to your lender will be smaller, so you should have more financial opportunities.

3. Reduce pressure on your monthly budget in retirement

Getting a 15-year mortgage might help if you plan to retire in the next 10 to 20 years. Many people want to downsize before they retire, and that means buying a new home. “Choosing a 15-year mortgage allows you to reduce the strain on your cash flow in retirement,” says Eric Roberge, a financial planner who runs Beyond Your Hammock in Boston, MA.

“You can take advantage of stronger cash flow while you’re working to make the bigger monthly payments that a 15-year mortgage requires and pay off the loan before you retire,” Roberge says. “Then, when you do retire, you won’t have to pull as much out of your savings to cover living expenses since your loan will be gone.”

4. Take advantage of the built-in discipline

Instead of considering 15-year mortgages, some people take out a 30-year mortgage and simply accelerate the payments they make on that loan. They get the benefit of saving money on interest but aren’t tied to the higher monthly payment. But Todd Tresidder, a money coach at Financial Mentor, explains that while this sounds good, the situation isn’t always so simple. “If your intention is to pay off the mortgage in 15 years, then commit to it,” he says. “You may prefer the flexibility of a lower mortgage payment by getting a 30-year loan, and you may honestly have the best intentions to add principal to pay it off in 15 years anyway.” However, many people just don’t follow through with that plan. It’s too easy to fall back on making the smaller, easier payment and using the extra payment money for other purchases instead. “Without the enforced discipline of the required payment, it won’t happen,” says Tresidder. “So just be honest with yourself.”

Filed Under: Homeownership, Issaquah Lifestyle Blog, Issaquah Real Estate, Mortgage Rates, Mortgages Tagged With: 15-year mortgage, Mortgage Rates, save money on mortgage

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Eastside Real Estate Blog

The Cost Of Purchasing A Home In The U.S. Increased 55% Last Year. But It’s Still A Great Time To Buy A House For These Five Reasons

I’ve always been all-in on homeownership. Yet, for the first time in two decades … Read More

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