Obama's Plans for Housing & HUD Info to Prevent Foreclosures - Weekly Digest, 11/2/2008

HUD Guide to Prevent Foreclosure - The guide provides consumers with information such as how to contact a housing counselor; when and how to talk to their lender, how to find foreclosure resources, tips on avoiding foreclosure and foreclosure scams, as well as information for consumers who cannot keep their home. The guide to preventing foreclosure can be accessed by visiting http://www.hud.gov/foreclosure/. (CAR, 11/6)

In the continuing revamp of my blog sites, I will be adding more original articles and FAQ answers to my weekly digest. Next week I'll spotlight "Hope For Homeowners" in detail, due to many questions I have received regarding people "wanting to refinance" their current property. Everything I know.

Obama Will Support Housing - President-elect Barack Obama is likely to make a housing market recovery a central part of his economic revival plan, says the National Association of REALTORS. Obama has long made housing a priority, said Illinois Association of REALTORS® CEO Gary Clayton, who knows the president-elect from his days as a state senator. Clayton said with a chuckle that he now regrets not joining Obama's weekly poker game. In Illinois, Obama advocated tax credits for property owners and fought to end predatory lending, Clayton said. As a U.S. senator, he's advocated for a stronger FHA and voted for the NAR-backed economic stimulus bill, which increased loan limits in high-cost areas. http://changhomes.blogspot.com/2008/11/obama-will-support-housing-says-nar.html

Housing Moves Independently from the Economy - National Association of REALTORS Chief Economist Lawrence Yun releases an economic outlook in the same article. "We are in a recession," Yun said. "In the next six months, we may lose up to 1 million jobs. But the good news is, historically housing moves independently from the economy. We are seeing a 20 percent improvement in home sales in states like California, Florida, and Virginia. The economy will not improve without a housing recovery." See Last Week's Blog regarding September home sales - http://changhomesnews.blogspot.com/2008/11/new-home-sales-mortgage-rates-up-in.html

Finding an area with appreciation potential - Some real estate experts believe that home buyers who purchase a house during the current market will gain equity if they stay in the house for at least five years and purchase in a desirable neighborhood. (Chicago Tribune 10/31)

· Neighborhoods with strong employment bases, such as hospitals, universities, and government, tend to be recession-proof. People desire to live near their jobs, so housing that is in close proximity to these types of industries are generally in higher demand than those in other areas.

· High gas prices and roadway congestion have led many people to seek "walkable" communities - neighborhoods that offer both daily needs such as grocery stores and coffee shops to more specialty items like hair salons, all within walking distance. Walkable communities also provide public transportation, which is becoming more desirable to many home buyers and is increasing demand for housing in these areas. One Web site, walkscore.com, calculates the walkability of a community by locating stores, restaurants, schools, parks, and other attractions that are within walking distance. The scores are based on a 100-point scale with 100 points being a "walker's paradise."

· Home buyers who seek a new or nearly-new home should search in areas where the homebuilder is known for honoring warranties and building high-quality homes that are structurally sound. Homes in these areas are more likely to weather well and gain value in the future than homes in areas where the homebuilder is unknown.

· Homes in neighborhoods with sales momentum generally appreciate at a faster pace than areas where sales are flat. Some real estate industry consultants advise clients to pay close attention to the "list to sale" numbers, which reflect the difference between the asking price and the final closing price. Usually, if the gap in list-to-sale numbers is narrow, then the real estate market in that area is improving. (CAR, 11/6)

Meltdown 101: How we'll know we're in a recession - Recent economic reports and many news stories have led some Americans to believe the country is in a recession. Although unemployment is high and incomes have failed to keep pace with inflation, the country is not yet in a recession, which must be declared by the National Bureau of Economic Research (NBER). (Washington Post, 10/31)

· The National Bureau of Economic Research (NBER) is the entity that officially declares the country is in a recession. Founded in 1920, NBER consists of more than 1,000 university professors and researchers who study the economy. The Business Cycle Dating Committee within NBER makes the call on recessions. Often times NBER doesn't declare a recession until after it is over.

· Contrary to popular belief, a recession is not defined as two consecutive quarters of negative gross domestic product growth. NBER defines a recession as a significant decline in economic activity spread across the economy, lasting more than a few months. This is usually based on reports such as the gross domestic product - a measure of the value of all goods and services produced within the United States; real income, employment, industrial production, and wholesale and retail trade.

· A recession's start and end dates are based on the high and low points within the nation's "business cycle" - periods of economic growth and contraction. A recession begins when the economy peaks at the top of an expansion period. It continues as the economy contracts until it hits the "trough," the lowest point in the downward cycle. After that, the economy begins to recover. The "peak" date is the beginning of a recession and the "trough" date is its end. The last official recession began in March 2001 and lasted eight months before ending in November 2001. (CAR, 11/6)

'Green' improvements can add to a home's appeal - Many home buyers are seeking 'green' homes to offset their carbon footprints and pocketbooks. Although most green homes are new houses, owners of existing homes for sale can make "green" adjustments to be more competitive in the market. (Los Angeles Times, 11/2)

· C.A.R. recently launched a new Green Web site, "At home with green™," which provides information to consumers and REALTORS® about how to find and sell green homes; how to make green home improvements; and other tactics for greening their homes, offices and lives. To visit "At home with green™," please go to http://green.car.org.

· Consumers can work with their local utility company to conduct an energy audit to determine how green a home is and to get pointers on how to further green the home. Although the changes could be costly and the homeowner likely will not recoup all the money spent making the green upgrades, the home could sell faster with the improvements. Some home buyers may make an offer on the home as is, but might request a credit towards making the green improvements. Often times the credit will be nearly twice the amount that it would have cost had the homeowner made the improvements prior to listing the home.

· Homeowners can make green improvements in their homes by making simple changes, such as replacing regular light bulbs with compact fluorescent bulbs (CFLs), which use only one-fifth the energy of regular bulbs and last almost 12 times longer, or more substantial improvements like replacing appliances with ENERGY STAR-rated ones, which can use as little as one-quarter the energy of older models. (CAR, 11/6)

SPECIAL: Economic Stimulus Bill Awaits President’s Signature

Economic Stimulus Bill Awaits President’s Signature
Passes House and Senate Same Day

In an unprecedented move, the House of Representatives passed the same legislation as one that passed the Senate within hours of the Senate’s vote on Thursday, February 7.

A summary of the $170 billion economic stimulus bill:
* $600 per person with adjusted gross income between $3,000 and $75,000 plus $300 per child
* Couples earning up to $150,000 in 2007 will receive $1,200.
* Tax filers who do not owe income taxes because of various credits and deductions but have at least $3,000 in income in 2007- which can include Social Security and disability payments - will get $300 rebates per person or $600 per couple.

An example: A couple with one child and $100,000 in AGI will get a rebate of $1,500 ($1,200 + $300). If they have two children, they will get $1,800 ($1,200 + $600).

If you make more than the limits above, you may be eligible for a partial refund.

Not included in this legislation:
* Extension of employment benefits
* Checks for people aided by the food stamp program and the low-income home energy assistance program

The Senate bill also fixed a “glitch” that would have allowed illegal immigrants to receive checks.

The IRS will handle the “rebate checks” after the bulk of the tax season. Most news reports estimate that first checks will be mailed in May. You must file a federal tax return for 2007 to be eligible for these rebate checks. “Some people are normally not required to file a return,” says CNN. “To get the rebate, however, they have to file a federal return.”

The checks are an advance on next year's refunds, and most, if not all of the money, will be deducted from taxpayers' refunds next tax season, says CNBC. CNN states, “Your rebate is a one-time tax cut - an advance on a credit you'll receive on your 2008 return.” As I haven’t seen the actual legislation (and even if I did, it doesn’t mean I can understand it), I don’t know what the effect of the rebate is on next year’s taxes.

Nearly half (46 percent) of Americans said they plan to use the rebate to pay off debt and a quarter (28 percent) would save the money, according to the International Council of Shopping Centers and UBS Securities, which jointly commissioned the study of 1,005 households between January 31 and Sunday.

Some are using the bills’ new housing provisions to buy their next home or to refinance. The bill temporarily raises conforming mortgage loan limits from $417,000 to as high as $729,750 in areas such as California. People with homes between these figures who currently have jumbo loans are looking to refinance to the cheaper conforming loans. Conforming loans are mortgages that can be sold to Fannie Mae or Freddie Mac in the secondary market and carry interest rates of up to 1% less than jumbo loans.

There is also a similar change for loans backed by the Federal Housing Administration, a government agency that insures loans to borrowers with poor credit. They would be able to back $10 billion in additional loan guarantees with higher limits through 2008.

The impact of the Federal Housing Administration change is likely to be smaller. The Congressional Budget Office estimated the agency could back $10 billion in additional loan guarantees through 2008 with higher limits - a tiny fraction of the more than $2 trillion in new mortgage loans made last year.

Written and Edited by Wayne W. Chang with information from CNN.com, CBS Radio, CNBC, and the Associated Pres as of 11pm PT, February 8, 2008. Revised February 10.


The following text comes from an “eNews” from HR Block released February 8, 2008:

Economic Stimulus Act of 2008 (HR 5140)

Congress has passed the Economic Stimulus Act of 2008 and it is expected that the President will sign the bill to law shortly. The major provision of the Act is the advance refund or “rebate” provision. Treasury Secretary Henry Paulson has indicated that the IRS will begin preparations for processing rebate checks immediately and the checks will be issued starting in May.

RECOVERY REBATES

Amount of Rebate
* $600 ($1,200 for joint returns), or
* Net income tax liability, if lower, but not less than $300 ($600 for joint returns)
* Rebate increased by $300 for each qualifying child (generally, a child that qualifies for the child tax credit)
* Fully refundable

Eligible Individuals:
* Must have either
(1) Qualifying Income of at least $3,000 - Qualifying income is defined as earned income, social security benefits and/or disability benefits paid to veterans and surviving spouses, or
(2) Net income tax liability of at least $1 and gross income that is more than the applicable standard deduction + 1 exemption amount (2 exemptions for MFJ) - Generally, net income tax liability is the regular tax + AMT (if any) less allowable credits other than the child tax credit and refundable credits, such as EIC
* Does not apply to nonresident aliens, individuals who could be claimed as dependents, individuals who do not have valid SSNs, and estates and trusts.

Phaseout:
* Reduced by 5% of AGI over $75,000 ($150,000 for joint returns)
* Thus for taxpayers without children, maximum rebate is fully phased out at $87,000 ($174,000 for joint returns)

Timing and reconciliation:
* Generally, based on 2007 return
* Checks ASAP; no later than 12/31/08 (expected to start in May)
* Actual credit to be calculated on 2008 return
* Taxpayer will receive any additional credit due
* Excess credit will not have to be repaid

BUSINESS PROVSIONS
* Section 179 deduction increased to $250,000 (phaseout to start at $800,000) for 2008
* 2008 amounts would have been $128,000 and $510,000 respectively
* 50% bonus depreciation for property placed in service in 2008
* Both provisions apply to 2008 only

Rain Ruins Weekend plus Urgent News for Buyers

They say rain is good in dry Southern California. My Saturday was rained-out. I had planned for an open house in Stevenson Ranch area of Santa Clarita for a fellow Realtor, but with the rain, everyone stayed home.

Buyers: economic signs may signal interest rates rise in the near-term. Lock in your best rate now and start shopping for your new home.

The Fed meets this week. CNN states, "there is a growing sense that the Fed may keep rates at 5.25 percent for the foreseeable future." As I stated in a prior post, most people think mortgage rates as being closely linked to the Fed's decisions, they're more closely linked to the bond market.

Last week, stronger than expected economic reports hit the wires, indicating a resilient economy: the inflation measuring Consumer and Producer Price Indexes (CPI and PPI) both were hotter than expected, showing some lingering inflation in the economy; Housing Starts and Building Permits were both reported as better than anticipated; Initial Jobless Claims were lower than expected, indicating a strong labor market; the Philadelphia Fed Manufacturing Index was higher than estimated; and to top off the week, the Consumer Sentiment Index came in very strong - a three year high!

We would therefore expect bond prices and home loan rates to rise. With all this strong economic news, it's surprising that Bond prices and home loan rates just stood there. Despite some midweek bouncing around on the news, Bonds and home loan rates ended up the week only slightly worse than where they started.

It's time for buyers to get off the fence and lock in loans - and shop for their new home!

Economics of Mortgage Rates

This week, I received a bit of news from the economic front, but before I get to it, some background. Looking over the past year, you might have heard "The Fed" keeping interest rates stable and raising them on at least one occasion. These rates that the Fed determines don't directly affect the mortgage rates. They affect credit card and savings interest rates, which affect how people buy, save, and spend money. Mortgage rates are more closely tied to treasury bonds' interest rates.

Bond prices have been disappointing over the past week, and the effect is that home loan rates have increased - about .125% higher across the board.

As a REALTOR(R), I focus on providing the utmost service to my buyers to find the right home with the least amount of their effort and to my sellers to sell their home at the best price and at the shortest time possible. I rely on my support circle of lenders to provide the day-to-day analysis of mortgage rates and assist my buyers with the best mortgage programs available.

You can check out http://www.bankrate.com to find the latest mortgage rates nationwide. Of course there are tools available not only there but on my website, http://www.changhomes.net.

New Year, new blog

Happy New Year! Just a short introductory note, with the new year and all. Being full-time in real estate is challenging and exciting. One objective I have for the year is to use technology effectively to expand my business: keep in touch with past clients and prospective buyers and sellers.

I have a new website, http://www.changhomes.net/, which will be the main portal for all your real estate needs. I mainly expect the blog to summarize in quick bullets my observations from the real estate front and real estate news from my many sources on a weekly basis.

Join me in my observations, and I look forward to your comments!

Headlines for this first post:

Mortgage Rates Climb for Third Straight Week
Interest rates for 30-year mortgages increased slightly to 6.18 percent, but still fall well-below this year's high of 6.8 percent set in July.

Consumer Confidence Soars in December
The Conference Board reports that consumers' confidence in the economy rose to an eight-month high, which could signal an end to the housing downturn.

A Recession in 2007 Is No Sure Thing
Economists and other financial professionals have differing views on how the housing slump will affect the economy in the coming year.

Housing Market Trapped by Buyer Negativity
Real estate professionals say sellers are clinging to too-high prices and buyers are equally adamant about getting a bargain.