Keller Williams Real Estate Update – July 09

Keller Williams Real Estate Update – YouTube Broadcast

Keller Williams Market Report: June 2009

This Month is Real Estate – June 2009 YouTube

What is My Truckee Home Worth?

Understanding the Truckee Real Estate Market….

The most common questions we hear from our clients that own second homes in the Truckee real estate area, including Tahoe Donner are, “How much is my home worth and  what is the market doing?”

While prices have declined over the last few years it is important to remember that prices escalated dramatically just before the drop. Research from Wellesley College tells us that, historically, homes typically appreciated about 5% per year. During the first six years of this decade, however, average home appreciation was almost 15% per year! This type of growth is unsustainable and the current drop in prices is a market response. The market is now trying to stabilize and in the long run this will make the Truckee real estate market stronger and healthier.

It is very important to price right for today’s market. If you price your home too high, it will sit on the market and receive little, if any, attention. Meanwhile, you are making mortgage payments, paying property taxes and in many cases, HOA fees as well. One good indicator of how you should price your home for a successful sale is to look at the absorption rate or month’s supply of inventory (total inventory divided by the number of homes sold per month) in your neighborhood.

For example, on average this year we have seen 13 houses per month close escrow in Tahoe Donner and we have 158 active listings currently on the market. That means that we have a little over a 12 month supply of houses to sell in Tahoe Donner.

To put this into perspective, industry guidelines suggest that a 1-2 month supply is equal to double digit appreciation of home values. A 5 to 6 month supply is considered the balance point and on the other end of the spectrum, a 12 month supply, which is where we are currently, signals as much as a double digit depreciation. The bottom line is that you have to price with knowledge of where our market is today.

If you are thinking about selling your home, you can get started by clicking on “What is my Home Worth?” We will carefully determine an appropriate value for your home and we’ll create a marketing plan to get your property sold. We look forward to working with you to facilitate the sale of your Truckee real estate. Click here to view a variety of articles written for Sellers courtesy of Robbie and Karen Huntoon.

Mortgage Rates…Hitting the Bottom?

Each week, and sometimes more, we get updates from our Truckee real estate lenders commenting on mortgage rates. The following is an excerpt from a mortgage update we got from O’Dette Mortgage Group last week:

“We have been talking the past month about the “bottom” for mortgage rates, have been quite vocal that the 4% mortgage was a myth, and that I believe it prudent to consider this the bottom for mortgage rates. Although today was a relatively good day and we would love to see bond prices/mortgage rates return to all time low, I would not hold my breath for an immediate return to where pricing closed last week. I will be impressed if we see rates return to last week’s level in the near future.

Is there a silver lining? Perhaps. Rates going up will be plastered across the news, yet terms on a conforming 30 yr fix are still the best they have been in over 50 years. Might this inspire those sitting on the fence to take action capitalizing on this once in a lifetime combination of prices and mortgage rates? We hope so, and it’s, in part, our responsibility to help our clients see such opportunity. Also, the rate increase should slow down the refinance boom, allowing banks to catch up, improving turn times.”

If you are a buyer and you have been sitting on the fence “waiting” to buy your perfect piece of Truckee real estate now may be a good time to make a move!

Keller Williams Market Report: May 2009

This Month in Real Estate – May 2009 YouTube

Obama Admin Offers Short Sale Help

Obama Administration Announces Financial Incentives and Uniform Process for Short Sales

The NATIONAL ASSOCIATION OF REALTORS® (NAR) today announced that the Obama Administration has added new incentives and uniform procedures for short sales under its new Foreclosure Alternatives Program (FAP), part of  the administration’s Making Home Affordable plan.

Loan servicers may consider short sales or deeds-in-lieu of foreclosure for borrowers who do not qualify to have their loans modified on a permanent basis under the Making Home Affordable Loan Modification Program.   

• Borrowers/homeowners qualify under the FAP if they meet minimum eligibility requirements for the Home Affordable Modification program, but don’t qualify for a modification or do not successfully complete the three-month trial period. Before proceeding with a foreclosure, servicers must determine if a short sale is appropriate.
• Incentives include: $1,000 for servicers for successful completion of a short sale or deed-in-lieu of foreclosure; $1,500 for borrowers/homeowners to help with relocation expenses; and up to $1,000 toward the cost of paying junior lien holders to release their liens (one dollar from the government for every $2 paid by the investors to the second lien holders).
• The program will include streamlined and standardized documents, including a Short Sale Agreement and an Offer Acceptance Letter. The goal is to minimize complexity and increase use of the short sale option.
• Servicers will independently establish both property value and minimum acceptable net return, in accordance with investor requirements. The price may be determined based on an appraisal or one or more broker price opinions (BPOs), issued no more than 120 days before the date of the short sale agreement.
• In the Short Sale Agreement, servicers must give borrowers/homeowners at least 90 days to market and sell the property, or up to one year, depending on market conditions. Property must be listed with a licensed real estate professional with experience in the neighborhood. No foreclosure may take place during the marketing period (at least 90 days) specified in the Short Sale Agreement.
• The Short Sale Agreement must specify the reasonable and customary real estate commissions and costs that may be deducted from the sales price. The servicer must agree not to negotiate a lower commission after an offer has been received.
• Servicers may not charge fees to borrowers/homeowners for participating in the FAP.
• The program is in effect through 2012.
• Servicers have the option to require the borrower/homeowner to agree to deed the property to the servicer in exchange for a release from the debt if the property does not sell within the time allowed in the Short Sale Agreement (plus any extensions).

Keller Williams Market Report – April 2009

This Month in Real Estate – April 2009 YouTube

Jay Papasan and Bryon Ellington suggest that now, more than ever, is a great time for buyers. With over 1 million homes in foreclosure, interest rates at historic lows and the new buyer tax credit conditions are excellent for purchases. Further, some of the best buying opportunities can be found in California and Nevada.

Tax Tips for Home Selling

Seven Things You Should Know When Selling Your Home

IRS Tax Tip 2009-54

People who sell their home may be able to exclude the gain from their income. Here are seven things every homeowner should know if they sold, or plan to sell their house.

1. Amount of exclusion. When you have gain from the sale of your home, you may be able to exclude up to $250,000 of the gain from your income. For most taxpayers filing a joint return, the exclusion amount is $500,000.
2. Ownership test. To claim the exclusion you must have owned the home for at least two years during the five year period ending on the date of the sale.
3. Use test. You also must have lived in the house and used it as your main home for at least two years during the five year period ending on the date of the sale.
4. When not to report. If you are able to exclude all of the gain from the sale of your home, you do not need to report the sale on your federal income tax return.
5. Reporting taxable gain. If you have gain which cannot be excluded, it is taxable and must be reported on your tax return using Schedule D.
6. Deducting a loss. You cannot deduct a loss from the sale of your home.
7. Rules for multiple homes. If you have more than one home, you may only exclude gain from the sale of your main home and must pay tax on the gain resulting from the sale of any other home. Your main home is generally the one you live in most of the time.

For more information see IRS Publication 523, Selling Your Home, available at IRS.gov or by calling 800-TAX-FORM (800-829-3676).

Maximize New Tax Credit – Options for First Time Home Buyers

WASHINGTON – As part of the Treasury Department’s consumer outreach effort and with the April 15 individual tax filing deadline approaching, the Internal Revenue Service today began a concerted effort to educate taxpayers about additional options at their disposal to claim the new $8,000 first-time homebuyer credit for 2009 home purchases. For people who recently purchased a home or are considering buying in the next few months, there are several different ways that they can get this tax credit even if they’ve already filed their tax return.

The Treasury Department encourages taxpayers to explore these options to maximize their credit and get their money back as fast as possible.

The new credit can get money in the pockets of first-time homebuyers quickly,” said IRS Commissioner Doug Shulman. “For people who recently purchased a home or are considering buying in the next few months, there are several different ways that they can get this tax credit even if they’ve already filed their tax return.

First-time homebuyers represent a significant portion of existing single-family home sales. The expansion in the first-time homebuyer credit will make it easier for first-time homebuyers to enter the housing market this year.

Under the American Recovery and Reinvestment Act of 2009, qualifying taxpayers who purchase a home before Dec. 1 receive up to $8,000, or $4,000 for married individuals filing separately. People can claim the credit either on their 2008 tax returns due April 15 or on their 2009 tax returns next year.

The filing options to consider are:

• File an extension. Taxpayers who haven’t yet filed their 2008 returns but are buying a home soon can request a six-month extension to October 15. This step would be faster than waiting until next year to claim it on the 2009 tax return. Even with an extension, taxpayers could still file electronically, receiving their refund in as few as 10 days with direct deposit.
• File now, amend later. Taxpayers due a sizable refund for their 2008 tax return but who also are considering buying a house in the next few months can file their return now and claim the credit later. Taxpayers would file their 2008 tax forms as usual, then follow up with an amended return later this year to claim the homebuyer credit.
• Amend the 2008 tax return. Taxpayers buying a home in the near future who have already filed their 2008 tax return can consider filing an amended tax return. The amended tax return will allow them to claim the homebuyer credit on the 2008 return without waiting until next year to claim it on the 2009 return.
• Claim the credit in 2009 rather than 2008. For some taxpayers, it may make more financial sense to wait and claim the homebuyer credit next year when they file the 2009 tax return rather than claiming it now on the 2008 tax return. This could benefit taxpayers who might qualify for a higher credit on the 2009 tax return. This could include people who have less income in 2009 than 2008 because of factors such as a job loss or drop in investment income.

The IRS reminds taxpayers the amount of the credit begins to phase out for taxpayers whose modified adjusted gross income is more than $75,000, or $150,000 for joint filers. Taxpayers can claim 10 percent of the purchase price up to $8,000, or $4,000 for married individuals filing separately.

IRS.gov provides more information, including guidance for people who bought their first homes in 2008.

Tax Credit for First-Time Home Buyers

February 25, 2009

Treasury Department Touts Expanded Tax Credit for First-Time Homebuyers

Credit Offers Up to $8,000 to Qualifying Taxpayers Now

Latest Move in Swift Implementation
of Administration’s Recovery, Stability, Affordability Plans

Washington, DC – In an ongoing effort to deliver on swift implementation of the Obama Administration’s recovery, stability and affordability plans, the U.S. Department of the Treasury touted today the availability of an expanded tax break for first-time homebuyers – a provision under the American Recovery and Reinvestment Act of 2009 that will make up to $8,000 available now to qualifying taxpayers who buy homes this year. 

First-time home buyers represent a significant portion of existing single-family home sales.  In 2008, nearly one out of every two homebuyers were buying for the first time, and the expansion in the first-time homebuyer credit will make it easier for first-time home buyers to enter the housing market this year.   

“The expansion of the first-time home buyer tax break as part of the President’s recovery agenda gives money to taxpayers when they need it most, while also targeting an important group of buyers,” said Treasury Secretary Tim Geithner. “We view our economic recovery plan, our financial stability plan and now this homeowner affordability plan as three legs of the same stool – an integrated whole that represents our immediate response to the current crisis. We remain committed to swift, efficient and effective implementation of all of these components.” 

The announcement comes on the heels of the first Recovery Plan Implementation meeting led by Vice President Joe Biden at the White House this morning; Secretary Geithner was among several Cabinet secretaries to attend and offer updates on implementation efforts in progress at Treasury and its bureaus. Vice President Biden is overseeing the Administration’s implementation of the Recovery Act’s provisions. 

The Internal Revenue Service (IRS) has posted on IRS.gov a revised version of Form 5405, First-Time Homebuyer Credit to incorporate provisions from the American Recovery and Reinvestment Act.  Under the new law, qualifying taxpayers who buy a home this year before December 1 can claim up to $8,000, or $4,000 for married individuals filing separately, on either their 2008 or 2009 tax returns.  Unlike the prior first-time homebuyer credit, this is money individuals do not need to pay back.