The Truth About the Housing Market

Coldwell Banker's Market Watch

In today’s uncertain market, fear runs rampant on both the buying and selling sides of the fence. Many myths need debunking. Here are five untruths held by buyers:

Myth #1: The longer the house is on the market, the more you can negotiate.

When buyers ask, “How long has this property been on the market?” they think “six months” means they can negotiate the price down. It more often means the seller is stubbornly holding on to their price.

Myth #2: Sellers today are desperate.

Most aren’t. Always ask why the sellers are selling. It’s the key to finding how motivated and anxious they are. (I’m being transferred to Dallas) is a very different answer than (We’d like to find something bigger.) The first homeowner is hot to trot.

Myth #3: You can't buy a home today with less than 20% down.

FHA loans require only 3.5% down, and you can even ask the seller to pay the closing costs.

Myth #4: You need good credit to get a good loan.

Once again, the FHA to the rescue! They often lend money to buyers with less than perfect credit.

Myth #5: You shouldn't buy before prices have bottomed.

You can’t sharp shoot the real estate market. Once you identify the “bottom,” prices have already moved up.

Obama's Foreclosure Alternatives Program

Obama Administration Announces Financial Incentives and Uniform Process for Short Sales

Responding to the call of the National Association of REALTORS®, on May 14, 2009, the Obama Administration announced incentives and uniform procedures for short sales under its new Foreclosure Alternatives Program (FAP). For borrowers who do not qualify to have their loans modified on a permanent basis under the Making Home Affordable Loan Modification Program, the servicer may consider a short sale or, if that is not successful, a deed-in-lieu of foreclosure.

Borrowers (Homeowners). 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. Incentives include: (1) $1,000 for servicers for successful completion of a short sale or deed-in-lieu of foreclosure; (2) $1,500 for borrowers/homeowners to help with relocation expenses; and (3) 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).
Standardized Documents. 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.

Property Valuation by Appraisal or BPO. 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.

Timeline. 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.

Commissions. 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.

No Borrower Fees. Servicers may not charge fees to borrowers/homeowners for participating in the FAP.

Program Expiration. The program is in effect through 2012.

Deed-In-Lieu Option. 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).

Tax Credit Can Be Used As A Down Payment

Shaun Donovan, secretary of the U.S. Department of Housing and Urban Development announced today that the Federal Housing Administration is going to permit its lenders to allow home buyers to use the $8,000 tax credit as a down payment! Previously, buyers had to provide a minimum of 3.5% of the purchase price of the home as a down payment, then wait to file an amended tax return before receiving their tax credit. FHA will provide a bridge loan to buyers to be paid off once they receive their credit.

See Daily Real Estate News for the full article.

Pending Home Sales are Up

Last week the National Association of Realtors announced that the number of pending sales on existing houses has been up during the last two months. The seasonally adjusted index of pending sales was up 3.2%, 1.1% above last year's rate and beating analysts' flat expectations.

"This increase could be the leading edge of first-time buyers responding to very favorable affordability conditions," and the tax credit, Lawrence Yun, the Realtors' chief economist, said in a statement. "We need several months of sustained growth to demonstrate a recovery in housing, which is necessary for the overall economy to turn around."

It appears that first-time homebuyers are taking advantage of the lower home prices and low interest rates!

For the full article please see MSNBC.