No one will tell you that the economy is not struggling right now. It is in a major downturn and will probably be slow to recover in most areas. Housing prices are still down for most of the country. However, there are a few markets where the housing market is beginning to recover.
1. El Paso, Texas
The Base Realignment and Closure (BRAC) Act of 2005 has been steadily improving the economy of El Paso. The post is expected to more than triple its contributions to the El Paso economy by 2013, and it is well on its way to that goal. The post not only provides military jobs, but also construction jobs for El Paso workers, as well as jobs in almost every field off post. Because of this, El Paso’s economy is doing well, and housing prices continue to rise.
2. Tri-Cities, Washington State
The Tri-Cities is facing a housing shortage, which is causing housing prices to go up. Unlike many other parts of the country, there are more people who want to buy houses than there are houses on the market.
3. Omaha, Nebraska
If you look at the overall figures for Omaha, they still look bad. The averages for the city have stalled at low prices and some areas still seem to be headed down. However, if you go to the right areas of Omaha, you will see prices beginning to lift. Areas like Benson, Hanscom Park, Hillsborough, Clairmont Heights, and Fort Redman are going for more now than they were in the recent past. In Omaha, it is wise to research the area you are looking into, and have a Realtor you can trust.
4. New Orleans, Louisiana
New Orleans is a tricky town when it comes to real estate. Nice new apartment buildings have cut down on the needs in other sectors of the real estate market. Many of the older apartment buildings are scrambling for tenants. The residential housing market is nearly level, but what makes New Orleans special is that there are very few distressed homes on the market – only about 5% compared to about 20% elsewhere. Right now, New Orleans is a good place to find a nice house at a reasonable price. At the same time, the prices are not so low that you are likely to lose everything if you are the seller.
5. Anchorage, Alaska
In Anchorage, housing prices overall have stayed pretty even. While the rest of the country was seeing big drops in their prices, Anchorage houses seemed to hold onto their value well. There have been some gains in certain areas, and the average sales price rose 2% in the city over the last year.
6. Bangor, Maine
The recovery in the Bangor housing market is not so much in the pricing of the houses as it is in the number of sales that are being completed. More people are out shopping for homes now. Younger people are buying houses now, as opposed to baby boomers. They are more optimistic about the long term value of the home and less concerned about making a profit quickly.
The climate is beginning to change in the housing market, at least in pockets here and there. Careful study of the different markets will help you determine the best places to buy and the best times and prices for selling. You do not have to figure it out all on your own; a Realtor or fellow investor will help you succeed.
In recent years, online real estate bidding has been added to the incredible number of tasks you can do online. Like most online activities, it makes sense to examine whether it is better to do it on the Internet or in person. With online bidding, there are several pros and cons to consider.
Pro:
You are more likely to get fuller information and a larger variety of pictures for an online auction than one that is done at a physical location. Organizers of the auction realize that you may be too far away to see the property in person, so they use Internet tools to show the properties virtually. This gives you easier access to certain facts you need.
Con:
Assuming you are bidding from a location other than where the property is located, you may not have had the opportunity to see the property up close. Even though potential bidders often only get to see the outside of the home, that real-life look can be very eye opening in some cases. Pictures do not show everything and a personal view of the property is worth a great deal of cold data at times.
Pro:
You can bid from the comfort of your own home. You do not have to get caught up in the distracting noises and sights as you try to decide what to bid. Without the intense pressure of the crowds, you can easily keep a cool head. You may make much better decisions in the long run.
Con:
You might be more conservative in your bids without the tense mood of the in-person auction. Is this a bad thing? Possibly it is, if you plan on taking enormous risks. If you are a big-time real estate gambler, bidding in person might give you the competitive atmosphere that spurs you on to take greater chances. If you want more safety, online bidding might actually be better.
Pro:
If you do your real estate bidding online, you will have easy access to any notes, pictures and information you have gathered for each property. You can keep it all right there on your desktop as you keep up with the bidding. You can refer to it just before a property auction is starting, and have it there to glance at anytime you need to as the bid goes up.
Con:
When bidding online, it is easy to get hooked up with a disreputable real estate auction company, or a downright scam artist. The Internet is much easier to manipulate in this way than an in-person auction site. However, you can avoid this problem if you do your homework.
Check out the auction company before you enter the online auction. Then, type in the right website yourself to avoid getting sidetracked to a fake website. Read their terms of service and make sure you agree with them. Protect yourself, and the Internet can provide a very advantageous way to buy real estate.
With the real estate market changing at what seems every second of the day it is important that buyers do their research before they make on offer on a house.What many people find out these days is that sellers are putting their home on the markets without a real understanding of the current market.A good realtor can help you do your research before you put an offer in, but the more you know on your own.
The first thing you want to do is to check the other houses that are for sale in your target neighborhood or neighborhoods.When you do this make sure you are comparing apples to apples.If the house you are looking at is 3 bedrooms, 2 baths with a garage than make sure the comps you look at are also 3 bedrooms, 2 baths with a garage.
When comparing properties it is also important to know what type of upgrades your unit has compared to the other houses in the area.If the comparable house has upgraded appliances and the one you are looking at doesn’t than they are not technically the same house.This is potentially a place where you can get a little bit better of a deal.
It is also important to do your research on the area you are looking at as a whole.Even if you don’t have children it is important to know what the schools are like in the area and how far they are from the house.Houses in bad school districts are often hard to sell while ones in good districts are often easier to sell.Parents also need to look at if their child will need to take a bus or if they can get their other ways.
Once you have settled on a house your realtor will send you a report on the area and the house.This report will tell you everything you need to know about the house.It will show any mortgages on the house, when the house was purchased, what it was purchased for, if there was ever any refinancing and if there are any liens on the house.
Dig through this report very carefully to look for clues on what an owner may accept.If the report shows the house fully paid off that may mean the buyer is willing to take a lower price so they can get rid of it and move on.On the other hand the report may show that they are underwater on the house which usually means they won’t budge very much on the asking price.
Just remember that right now this is a buyer’s market so the buyer has the control.There are far more sellers than buyers.With the proper research you will be amazed at how much money you can save.
Just because you have bad credit, it doesn’t automatically mean that you cannot purchase a home.You may be required to pay a higher interest rate than other people, but you are not disqualified from pursuing a home purchase merely because you have bad credit.
If you have recently filed for bankruptcy it is recommended that you wait at least four years before applying for a mortgage.If you have a foreclosure in your past it is recommended that you wait two years before applying for a mortgage, this means that in the case of a foreclosure you may qualify for as little as 3.5% down.
If you find a lender who will approve you sooner than the recommended waiting period, you may be forced to come up with a 20 – 35% down payment.Along with the large down payment, you will also have a much higher interest rate and loan terms that are not favorable.If you cannot meet these strict requirements, it may be better for you to wait the allotted amount of time before trying to purchase a home.
Proving to lenders that you are a good risk requires that you have reliable employment, a low amount of outstanding debt and are working to improve your rating regularly.Lenders like to see that you are steady and can handle the responsibility of a mortgage payment.Proving this to them may take some time, but once they recognize that you are not a high risk loan, they may approve your application.
If you have any outstanding debts, it is important that you pay off as many as possible.This will show lenders that you are serious and you are working towards repairing your credit.If a debt has reached the point of being sent to a collection agency, you will have to contact each agency and request that a payment arrangement be set up or if you able to pay the debt in full.Many collection agencies will offer a discount of your balance just to get the account off of their books.If they offer a discount take advantage of it, this means that you will be paying off the creditor for a lesser amount.
If for any reason you are not satisfied with the rates offered by a lender you may want to consider purchasing a home that offers seller financing.In this case the seller would take the place of a lender and you would pay them directly.Choosing to go this route means that you may not have to meet the strict guidelines set forth by lenders, your interest rate will be lower and you will close fast.This is a very good solution for those who can’t meet the requirements of many lenders.
REO’s are Real Estate Owned properties. REO in the real estate investment business usually refers to those homes that the banks hold for one reason or another. The most common reason a bank would have an REO is if the homeowner defaulted on the home and the bank foreclosed. Then, the bank would take possession and the house would become an REO. It might seem to the untrained observer that banks could hold onto these homes until the market improved or other conditions were right for the sale. However, there are several reasons banks need to get rid of their stock of REO’s as quickly as possible.
Classification
There is a problem with the classification of REO properties for lenders. They are literally bad debt, but lenders are only allowed to claim a certain amount of bad debt on their books. Otherwise, the lender may be termed as insolvent. Selling the REO property will take care of this problem in the sense that there will be no excess bad debt to be added to the lender’s financial reports.
Focus
The bank’s focus is on dealing with money. They are not in the business of maintaining homes, getting them ready for market, or even selling them. This creates a dilution of the bank’s objectives. The more REO property they can sell off, the more they can stay on track to accomplish their financial goals. A bank which keeps its REO’s to a minimum is a healthy bank, and one which is focused on being a bank above all else.
Use of Bank Resources
REO properties do not sit empty and take care of themselves. If a bank allowed that to happen, they would be asking for the home to go down in value rapidly. What is more, REO homes do not ordinarily sell themselves. The bank has to devote manpower and money to maintaining and selling every REO home they hold. This diverts resources away from the main purposes of the bank, such as lending money. If you can offer the bank an acceptable price for an REO home, they will be happy. They will be able to free up more of their human and financial resources to be put to use for the bank’s primary goals.
Auction Problems
One way banks try to get rid of REO’s is through foreclosure auctions. However, there are several problems that plague these auctions. For one, banks may place a minimum bid on the property as the amount the homeowner still owes. Yet, the home may not be worth that much. When no one bids on that home, it reverts to the bank. If you can come in and make an offer that will keep the bank from going through that useless process, the bank may jump at the chance to make it happen. It is rarely if ever a good deal for the bank to hold onto an REO property. That leaves you, as the investor, in a position to acquire properties that you might not have otherwise.
You searched for months for that perfect first home to buy.You and your realtor looked at everything from foreclosures to new construction.Finally you found the one that made you say “I could live here the rest of my life.”You put in your offer and it was accepted.After the initial joy wears off you realize you need to get your ducks in a row so you can close.Below are 5 tips that if followed will help you on the road to a smooth and on-time closing.
Get All Back-up Ready for your Mortgage Company.
While you were searching for your home your mortgage company most likely provided you with a list of items you will need to give them before you can close.Grab that list and start gathering everything you need.That list will include things like recent tax returns, pay check stubs, identification and recent bank statements.As you gather them get them to the mortgage provider so they can look them over and make sure they are what they need.
Get Your Inspection Done
Most offers can be rescinded in the first few days if something is found to be fundamentally wrong with your future home.A good realtor will have someone they recommend you don’t have to use that inspector, but often times it is good to use someone your realtor is familiar with because they know they can trust them.
No big purchases
Most mortgage companies will require you to have enough money in your bank accounts to cover the down payment as well as a month or two of mortgage payments.Even after you have shown them your recent bank statements it is a good idea not to spend much money because they may ask to look again the day of closing.If you need to purchase something for the new home wait until after closing.
Don’t Use Credit Cards
Don’t use your credit cards for anything until after you are completely closed.Using your credit cards can affect your overall credit score which could lead to your mortgage provider raising tour interest rate or worse.Most mortgage companies will run your credit report the day of the closing to make sure you are still within the window of acceptance.Anything you need should wait until after the closing.
Don’t Take Any New Lines of Credit or Open New Loans
It may be tempting to take a new line of credit to purchase the new floors you need for your new home, but wait until after the closing has been completed.Opening a new line of credit or getting a new installment loan can lower your credit score and also increase your liabilities.Both of which can cause your mortgage company to cancel the loan or raise your interest rates.Anything you need for the new home should wait until you have completed closing.
Foreclosures are a great investment option. The key is knowing how to find just the right one. A bank foreclosure could be a house, apartment, condominium or any other type of property that has been seized by the bank. If you are planning on investing in such a property, you will want to consider the following tips.
Make sure the property is investment protected. Always take the time to research, learn more about and investigate any foreclosed property you are thinking of purchasing. Focus on its condition and history as well as the title. The age and location of the foreclosed property will provide answers to these questions. An inspector will also be able to give you advice on the condition of the property you are considering. By doing this, you won’t waste a lot of money on unnecessary renovations and repairs.
Learn as much as you can about the foreclosed property. Research its market value and stick to your budget when bidding. You will get the best deal by purchasing a foreclosed property at less than 50 percent of its market value. This is important as you may still need to spend quite a bit on renovations and repairs that are necessary to keep the property up to code.
Ask questions. This is what you give you some of the answers you are seeking. You will obtain the rest through tips you learn from others. These tips will point you in the right direction so you can continue your research.
Know what you are getting into when purchasing a foreclosed property. If you don’t have the money for renovations and repairs, or if this is just too much of a headache for you, buying a foreclosed property may not be the best option.
Foreclosures can make great new starter homes for some people who have saved up enough money to make the necessary changes and updates. While it is possible to find a foreclosed property that does not require such adaptations, most do so you will need to be prepared for that going into the proposition.
Purchasing a foreclosure will give you the opportunity to buy a lot of house for less than you would normally pay. You can then make the necessary changes, while adding your own personality into the mix. This can be a fun process and will definitely add value to your home. This will serve you well if and when you decide to sell.
Your foreclosure will be a great investment over time. Because you ppurchased it for less than you would have a brand new property, you will have the chance to make money on it in the near future. This, alone can make it a great option. The key is to research the property and carefully consider all you will have to deal with when purchasing a foreclosure. It may just turn out to be the best investment decision you’ve ever made.
When shopping for secured loans for buying a home, you will come across a number of lending options. Brokers and lenders offer varying terms to numerous consumers, some who even possess similar qualifications. Therefore, you have to be prepared when it comes to negotiation as the difference in the amount you are given versus someone with almost identical information will most likely be dispensed as compensation to the lender.
Look for Overages
An overage can result when the borrower agrees to pay a price that is above the lowest cost that can be given for a secured loan. Overages are included then in the quotes given to potential borrowers, and can be found in loans that have varied rates as well as those that come with fixed terms. Therefore, it is important that you have the financial lender list all the expenses related to the loan product. Once you survey the data, you may be able to make some concessions. Ask the loan officer to perhaps eliminate a charge or reduce the number of points. Ask him if he can improve the terms of the loan.
Locking in the Rate
Once you are happy with the quoted terms, you will want him to confirm these terms in writing. Ask that he include the agreed rate and the points. In other words, have him lock in the rate until a specific date. Be aware that you may be charged a fee for this service. However, you may be able to obtain a refund when the loan closes as well. A lock-in is helpful in safeguarding your loan from any rate increases while it is going through the mortgage loan process. On the other hand, if the market rates fall, you may have to talk your lender into some type of modification.
The Competitive Spirit
Comparison shopping then is essential if you want to obtain the best possible loan deal. Get a good idea of the rates by shopping on the Internet. Interest rates and points can be compared among several lending sources. While rates change day by day, you will want to keep on top of the variances. Make sure that the loan officers who you talk to are aware that you want the best deal for the real estate you select. Let them know that you are making price comparisons among several different loan companies.
Survey your Credit Report
If you have poor credit resulting from reasons such as temporary unemployment, don�t feel compelled to search only for loans that carry a higher interest rate. Even if you have some negative information in your credit history, you may be able to obtain a decent rate, especially if those negative marks can be explained. If your credit report shows items that are negative that aren�t easily explained, ask the lender what you will need to do to acquire a better interest rate. Take time to review your report so you can plan and make the necessary adjustments. It will be worth it in the end.
When many homeowners signed on for those variable rate mortgages, their goals were to get in the house with the lowest possible interest rate and then refinance before the higher payments took over.These borrowers often had very low down payments.In today’s falling market, those homeowners with adjustable rate mortgages are treading dangerous waters.
Surprisingly, 60% of homeowners who are delinquent on their mortgage payments now wish they knew more about their loan.These borrowers do not fully understand the terms of their loans and the remedies that lenders may be willing to discuss.
With a wave of adjustable rate mortgages ready to increase interest rates at the end of 2009 and more in 2010, more homeowners will come under pressure.When the owners assess their situation, they may not like what they see.In most cases, fair market value is below the mortgage level and refinancing is not an option.Homeowners who see a potential problem should go to the lender prior to the delinquency.
Many adjustable rate mortgages were packaged together and sold as parts of various funds.These funds retain service companies to collect and disburse payments.These service companies are not he owner of the mortgage and usually offer little assistance in attempts to modify loans.
If the homeowner cannot locate the true mortgage owner, HUD can help.HUD counselors are committed to helping homeowners attempt modifications.Frustrated owners should call the local HUD office and ask for assistance.
Nearly 1 million residential mortgages will be foreclosed in 2009.This astounding figure is filled with heartache and tragedy.In many cases, the best bet is to approach the mortgage holder, explain the dilemma and determine what options are out there.Banks and borrowers have at least one common interest; neither wants foreclosure.That is a good place to start working through problems that will arise with adjustable rate mortgages.
