Please enjoy my candid journey through homeownership at http://ajourneythroughhomeownership.wordpress.com where I share my personal stories of being a young homeowner. My newest blog is about Pop Corn Ceilings… Enjoy!
Thanks for reading – Sabrina
Tag: Own
San Mateo County Homebuyer Assistance Program
Music to my ears. Just came across this program to help homebuyers living and working in San Mateo County. Please visit their website for updates.
Homebuyer Loans
Downpayment assistance loans for first-time homebuyers in San Mateo County
Together with Meriwest Mortgage, HEART has created a customized loan package that is not offered by any other lender. Our goal is simple: to help you buy a home with a 5% downpayment.
Working with Meriwest Mortgage, a wholly owned subsidiary of the not-for-profit Meriwest Credit Union, HEART has created an entirely new loan package that helps qualified moderate-income families earning not more than $150,000 and who have not owned a home in San Mateo County in the last 3 years and meet other qualifications, buy their first home in San Mateo County, or to move substantially closer to transit in the county. This program does not apply in Daly City.
* Guidelines current as of July 2012. Subject to change based on rapidly changing market conditions. Check back often for updates, or call John Souza at Meriwest Mortgage at (408) 849-7115.
How does the Opening Doors Program work?
Together with a Meriwest Mortgage first home mortgage loan, HEART of San Mateo County offers a below-market rate second loan up to $78,225 to help facilitate a home purchase with a minimum of 5% downpayment. This program does not apply in Daly City. You may purchase a home or condo anywhere else in San Mateo County.
Based on the maximum sales price of $521,250, with a conforming first mortgage amount limit of $417,000, the maximum 2nd mortgage loan is up to $78,225. Borrowers can put more money down on a home purchase above the $521,250 limit, however, the first and second mortgages remain at the previously described limits.
The 2nd mortgage allows for an 80% loan to value ratio on the first mortgage. The purchaser is not required to buy private mortgage insurance (PMI) for this loan. This results in significant savings to the homeowner of thousands of dollars in annual mortgage insurance premiums.
The Meriwest Mortgage first loan products that will be available for this special program are:
a 30-year fixed rate
a 5/1 adjustable rate mortgage (ARM) 30-year full amortizing
and a 5/1 ARM adjustable 40-year loan fully amortizing.
In combination, these loans reduce the monthly payment to the homeowner. Note the maximum loan is subject to change depending on market conditions. The first mortgage may be up to 80% Loan to Value.
Who Qualifies?
In order to qualify for this loan, you must meet a few specific requirements. There aren’t many of them, but they are important, and you must be able to prove that you meet each and every one of them. Please review the list below and check those to which you can answer “yes.” Guidelines current as of July 2012. Subject to change based on rapidly changing market conditions. Check back for updates, or call John Souza at Meriwest Mortgage at (408) 849-7115.
Do you and your family earn $150,000 or less each year?
Do all borrowers have good credit – FICO score 680 or higher?
Is the purchase price of the property you want to buy $521,250 or less?
Do you currently live or work in San Mateo County? If you live or work in Daly City, you may apply for this program, but you cannot purchase a home or condo in Daly City.
Is the home you are purchasing in San Mateo County? This program does not apply in Daly City.
Have you NOT owned a home during the past 36 months, OR, if you have, will you be selling your current home and buying one that is substantially closer to transit in San Mateo County?
Will the total household debt to income ratio be less than 45%?
Will you be able to make a down payment of 5% of the purchase price?
Will you be able to demonstrate continuous employment for 24 months prior to application?
Do you have 5% downpayment available?
If you answered yes to these questions, you may qualify for Opening Doors. To begin the application process and find out for certain if this program is right for you, click on the APPLY NOW button. You will be taken to the website of Meriwest Mortgage, a subsidiary of Meriwest Credit Union, and you will be asked to begin an application for a mortgage loan
If you have problems accessing the site, have questions, or need further information, please call HEART at (650) 872-4444 ext. 4#, or email pstinson@heartofsmc.org.
FAQ
Q: What do I do if I have more questions?
A: You can download a full set of Frequently Asked Questions here
Q: What are the interest rates?
A: Please call John Souza at Meriwest Mortgage, 408-849-7115 for today’s rates.
Q: How is the program funded?
A: HEART’s donations from local employers fund the program. HEART continues to raise funds to enable this program to grow and serve even more local employees. Please click on the Donate Now button to make a gift, or contact Paula Stinson at (650) 872-4444, ext. 4#, pstinson@heartofsmc.org Thank you!
I read this article at: http://www.heartofsmc.org/programs/homebuyer-assistance/
Got Questions? – The Caton Team is here to help.
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Thanks for reading – Sabrina
Offer Subject to Inspection – What Does That Mean?
As a Realtor I have a whole dictionary for just real estate jargon. One of the most confusing terms, and often buyers will get the wrong idea about their agent, is “offer subject to inspection.” So allow me a moment to explain what on earth this means.
“Offer subject to inspection” is a typical hurdle for buyers to overcome when shopping for homes that are tenant occupied. The term means – the buyer can physically go in and SEE the home AFTER an offer is accepted. Sounds a little backwards right?
And no – your agent is NOT trying to strong arm you and force you to buy a home without evening seeing it!
Generally this clause is for homes which are tenant occupied. In order to preserve the rights of the tenant to have the quite enjoyment of their home – the tenant has the right to refuse prospective buyers to come in and see the home. That is – until an offer is accepted by the seller, then the buyers has the right to inspect the home.
How does this work you ask? The buyer must write a REAL offer since the terms are binding once accepted. When the seller accepts the offer, the buyer will have a certain amount of days which is written into the contract to actually go in and see the home for the first time. If the home is to their liking and the buyer wants to proceed with the contract – they do. If the home is NOT to the buyers liking – for just about any reason – during the agreed upon days – the buyer will have the right to cancel the deal and walk away without any harm to both buyer and seller.
So you found a home you like – how do you write an offer? If there are inspections available before hand – it makes our job of writing the offer a bit easier since we have a good idea of what the condition is. If there are no inspections, and we haven’t seen the home, we drive by and gather as much info as we can with our eyes from the safety of the car. We write the offer as best we can with the information provided and once the buyer has seen the home and had inspections we proceed with the new information – either by moving forward or discussing the new information with all parties and find a common and suitable outcome for all parties.
As strange as it seems – it happens more than you know. For some buyers, they cannot imagine writing an offer for a home without ever seeing the home. For investment buyers, this very typical and generally have no issues writing up a fair offer to get in. Of course, what happens after a buyer gets to see the home is a far different story. I have experienced both follow throughs on the contract and recessions – so truly we cross that bridge together when we get to it.
Which is truly at the root of what us Realtors do. We are the buyers and sellers guides through Real Estate – what can The Caton Team do for you?
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Home Buying – Much Cheaper than Renting in 2012…
On the San Francisco Peninsula I have to agree with this statement – Buying makes more sense than Renting these days.
I’ve had many requests this year to help clients find a rental. Sadly, when I get the budget and what they need – the search results come up nill. These days, for a studio (that means one room / no bedroom) rents on the peninsula start at $1500 and go up from there. Looking to rent a two bedroom? Better fork over at least $2000 a month – want a house, $3200+ easy – in choice areas. My eyes jump out of the head – $3000 a month – now that’s a mortgage payment!
Why are rents increasing? With the local Real Estate market hit with short sales and bank owned homes, many buyers are afraid to take the purchase plunge since buyers are unsure if we hit bottom. So instead of buying – they are renting. When demand for rentals rise above the supply of rental property – we see an increase in rents. It changes all the time. Real Estate is truly cyclical. As a Realtor – I can certainly say that Yes, on the SF peninsula we hit bottom in 2009/2010 for the single family homes market. Condos and Townhomes are on a different level – though they too will recover.
With the future changes in FHA lending, more up front mortgage fees, buying a home now will truly be less expensive for a buyer than in the near future. Right now Interest Rates are lovely and low – and as they increase, a buyers purchase power decreases.
So if you are on the fence, come in and chat with us. We’ll connect you with a lender who can give you your purchase price and then The Caton Team takes it from there – finding a home where your mortgage interest is tax-deductible, instead of a renting and paying too much!
Don’t just take my word for it – below is great article from CNN Money.
http://money.cnn.com/2012/03/21/real_estate/homes-buy-rent/index.htm?iid=HP_LN&hpt=hp_t3
Got Questions? – The Caton Team is here to help. Email us at Info@TheCatonTeam.com or visit our website at: http://thecatonteam.com/
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3 ways Homebuyers kill their OWN real estate deals…
Hello again! Below is a great article I read in Inman News that I thought I would share. I truly see this often….
Got questions – the Caton Team is here to help. We are a click away – email us at Info@TheCatonTeam.com
3 ways homebuyers kill their own real estate deals
Mood of the MarketBy Tara-Nicholle Nelson
I recently bought a couple of spa treatment packages for a friend’s birthday (as much as a gift to myself as to her, to be sure). The package included a pedicure and a massage for the price of the massage, but had a bizarro restriction that required I pick the gift cards up at least one day prior to spa day.
The problem: The spa was across a bridge from my town. Despite my very best calculations, I hit unexpected traffic and it took me an hour’s drive just to pick them up.
It’s a good thing for the spa that I was literally stuck on that bridge, unable to turn around; otherwise, that would have been an undone deal. I was very clear that the value of my hour far exceeded the value of those two “pedis.”
In the end, the conditions I had to surmount to take advantage of the bargain negated the value of the deal — and then some.
And that happens much more frequently than you’d think in the world of real estate. Today’s ridiculously low prices and interest rates, combined, seem like the perfect storm for finding a great deal.
But some buyers run into — or even unwittingly create — circumstances in an effort to cash in on the bargain that deactivate or diminish the full value they otherwise stand to gain from buying at the bottom of the market, for both home prices and interest rates.
Here are three ways homebuyers are defeating their own deals in today’s market:
1. House hunting too long. As many as 60 percent of the homes for sale in some markets are short sales. Many other listings are bank-owned (also known as real estate owned or REO) properties, and those homes tend toward two extremes: terrible condition, or so nice at such a low price they receive multiple offers.
Even the nicer, nondistressed homes on the market can end up in and out of contract over and over again due to appraisal or other lending-related issues.
As a result, it is not at all bizarre to hear homebuyers today say they’ve been house hunting for a year, 18 months, even two or three years. When you house hunt that long, you become susceptible to house hunt fatigue, which causes irrationally extreme overbidding out of sheer exhaustion.
Alternatively, it can cause you to settle for whatever house you can get, even if it doesn’t actually meet your needs — then spend the next 10 years obsessively spending to upgrade, improve, repair and furnish the place to try to make it more like the home you actually wanted.
Both of these outcomes negate and deactivate the bargain you stood to score.
To avoid house hunting too long, it’s uber-important to get and stay clear on the differences between what you want and what you need, and to work with a local real estate professional you trust.
Look to your agent to get and keep your expectations centered in reality, so you can make more strategic decisions throughout your entire house hunt, like house hunting in a price range where you’re likely to both find homes that will work for your life and be successful in your efforts to obtain one.
2. Making lowball offers way too low. Overbidding seems like an obvious way to cancel out the bargain potential of your deal. But making excessively low offers — offers sellers couldn’t afford to take if they wanted to — can have the very same result.
Buyers who think they can operate strictly on the basis of buyer’s market dynamics — without realizing that most sellers will need to make enough to pay off their mortgage or at least receive the fair market value for their home — are cutting off their own noses to spite their faces, all in the name of trying to score an amazing deal.
Note to “lowballers”: If you don’t actually secure the home, the superlow price you offered is no deal at all.
3. Freak-outs, stress, drama and mayhem. Once was, it was mostly the buyers uneducated about the homebuying process who tended to freak out and stress the most, especially at the top of the market. These were the folks who found themselves defeated at every turn by buyers who knew what they were up against and were prepared to make their best offer on their first offer.
Fast forward, and now the norm is for buyers to spend much more time reading up on what to expect, but the inundation of information can create brand new mindset management challenges.
Almost every buyer is stressed about whether they can qualify for a loan, and about buying into a down market. Some buyers try to apply national headlines about home prices being depressed to the superlocal dynamics of their neighborhood market.
This is unwise if you happen to be, for example, trying to buy a home in the boomtown real estate markets of Silicon Valley. Others go the opposite direction and deny that the basic truths about, say, buying a short-sale listing will actually apply to them (attention homebuyers: buying a short sale usually takes a long, long time).
The emotional freak-outs that result from having your expectations shattered, sometimes brutally, in the course of buying a home often lead to panic-based and fear-based decisions, which can be costly in the short and long term. Additionally, the stress itself can take a toll on your ability to be productive at work, and can even impair your relationship with your mate, neither of which are worth any deal you think you stand to strike.
Again, managing your expectations by working with a trusted broker or agent you feel comfortable relying on to understand the market in your neck of the woods and the type of transaction you want to pull off is essential to downgrading the role emotion plays in your real estate decision-making.
Got Questions? – The Caton Team is here to help. Email us at Info@TheCatonTeam.com or visit our website at: http://thecatonteam.com/
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How to Write a Great Offer on a Short Sale Property…
So you’ve found your dream home only to find out it is a short sale. Nuts. Now what?
A short sale is a pre-foreclosure property. Perhaps the seller has stopped paying their mortgage and are in default, or perhaps the seller is on top of paying their mortgage, but are forced to sell when the market is down. Either way it comes down to one thing – the seller owes more than the home is worth and in order to sell the property free and clear of any liens the seller must ask the bank to take less than they are owed – thus the term short sale.
For a seller to qualify for a short sale they must be in financial distress and prove this to the bank.
For a buyer in requires great patience while the offer package and seller financial documents are reviewed by many many many investors.
Because of the tedious review process – a buyer must be wise when writing their initial offer.
How to write a good offer on a short sale home…
To be frank, when writing an offer on a short sale property you only get one shot. Once and if the bank accepts the short sale offer – that price is firm. During the buyers contingency period – if they find out there is an expensive issue – there is no going back to the bank and re-negotiating. The buyer can either walk away from the deal due to the new information – or the buyer can take a look at their other options on the market and decide what is best for them. Of course, as your Realtors – the Caton Team will try to renegotiate the price and if an appraisal comes in low – that’s ammo.
The good news – since generally the owners still occupy the home, it is not in too bad of shape and disclosures can be provided up front.
So, how do we write a good offer? Buyers and their agent will take into consideration the pro’s and con’s of the home and write their best offer after taking a look at comparable properties on the market. The short sale bank will conduct one or more appraisals of the home and if the buyers offer price is in line with market price – generally the bank will move forward with that offer.
Price is important but sometimes it is not everything. When writing any offer, a buyer will need to have a bank pre-approval letter, copy of their bank statements and pay checks to show their financial security. The short sale bank wants to be sure the purchaser is strong.
The terms of the contract are equally important. Time is always of the essence in Real Estate – it is even a term in the contract. When dealing with a short sale bank – a buyer and their Realtor have got to think like a bank – that means moving fast when the bank is ready. Close of Escrow should be a 30 window – shorter if possible. Longer than 30 days tends to turn the bank away. As for as contingency periods (time for the buyer to conduct their inspections and appraisal) the short sale bank will give the buyer the standard window of time – generally 10-17 days after acceptance. Having a tight contingency period will make the short sale bank a bit more happy. Also, the bank doesn’t move at anyone’s pace except their own – so giving the bank at least 3 months to review the short sale package is acceptable, longer is better if a buyer doesn’t mind.
Now on my end, as the Realtor – I want to make sure I send the bank your offer and all the paperwork by mail instead of fax so the bank has everything it needs and hopefully cutting down on the back and forth.
In the end, a buyer must write THEIR best offer, and whether they get the house or not, be comfortable with their purchase.
Got Questions? – The Caton Team is here to help. Email us at:
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Loan Limits Have Changed… check out this site…
For more information on the change in loan limits – visit the Fannie Mae webiste at: https://www.efanniemae.com/sf/refmaterials/loanlimits/
-Sabrina
Got Questions? – The Caton Team is here to help. Email us at:
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How to Write a Great Offer on Bank Owned Homes (post foreclosure)
Point Blank – Writing a good offer is writing a good offer. Price is most important, then close of escrow, contingency terms and then buyer qualifications. Just about in that order. So when a buyer is faced with writing an offer on a Bank Owned home – it is just about as easy as writing an offer on a home where the buyer is working directly with the seller.
The Caton Team Realtors, will provide the buyer with comparable market information – homes of similar condition and size – and what they are selling for. Armed with this info, the buyer can decide a fair market price to offer. Since the home is bank owned – the bank is very aware of the homes market value and has elected to sell the property in the open market instead of an auction – most likely because the bank will get more money in a normal sale versus an auction. So our advise to a buyer – be realistic in your offer price. Too low and the bank will move on, there can be some back and forth counter offers – but generally it is cut and dry or the bank will hold onto an offer till a better one comes along. (At least that is how it feels to the waiting buyer.)
Next are the terms. A bank owned home can move MUCH faster than a short sale. A buyer will want to keep their property and loan contingencies tight – 10 – 17 days and generally a 30 days close of escrow is acceptable – if not shorter since the home is already vacant.
The downside bank owned homes – no disclosures except for the CA State Mandatory Disclosures – but those pertain more to the area than the actually home. Why? The bank has NEVER lived in the home and cannot disclose if there are neighborhood nuisances, or if the downstairs bathroom floods every years. So it is more buyer beware – however – once a buyers offer is accepted, they will have their contingency time frames (stated in the offer) to conduct any and all inspections they want and to make sure the home appraisals for their loan.
Sounds like any offer right? Right. Bank Owned homes are like normal sellers. The turn around time for an offer response in a couple of days – a week max. Meaning, when the buyer get’s the offer accepted phone call – the clock starts ticking for contingencies and in 30 days I hand them the keys 🙂
Got Questions? – The Caton Team is here to help. Email us at:
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What Costs of Home Ownership is Tax Deductible?
I just came across this great article that I thought I’d forward along. It talks about what is and is not tax deductible in home ownership.
http://lowes.inman.com/newsletter/2011/09/13/news/152084
Got Questions? – The Caton Team is here to help. Email us at:
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A Cinderella Story… Jake and Sophia
It was 2008. Jake and Sophia had been working hard and saving their money to buy their first place. The market had fallen enough to make a home a reasonable dream. Armed with their pre-approval from Melanie Flynn, we took a look at homes in San Carlos and Redwood City. It didn’t take long for us to find a darling place in Redwood City. It was a short sale. Two loans on the property with two different banks. We knew it would be a tricky deal, but the home was well worth the work.
We wrote an offer and the sellers accepted right away. The offer was sent to both banks and together we waited on pins and needles to hear back. Weeks passed. Each Wednesday I’d call the Listing Agent to get the scoop. And each week she told me she hadn’t heard back. Months passed. Six – I think – could have been more. Finally I get some answers. The two banks were at a stand still. Neither would budge.
Now during these six months when everyone was in the dark – Jake wanted to propose to Sophia and wanted to do so in their future home. At the time – The Caton Team didn’t know the shenanigans going on with the bank – so we arranged to show them the home again and hang out in the car so Jake could properly propose. It was super cute and of course, Sophia said yes. (They are high-school sweethearts.)
We all went home with hearts and stars in our eyes – that lasted until I got the phone call. You see, a short sale with one home loan is easy compared to a home with two loans. One loan, means one bank decides their bottom line. Two loan, and now we have a fight. Technically, the 1st loan has precedence over the 2nd loan, so much so, the 1st loan could foreclose on the home and own it – wiping the 2nd loan off the face of the earth – the 2nd loan would have no recourse and just take the loss. But since the 1st loan was trying to work with the sellers to avoid foreclosures – the fight is over how much the 2nd loan would accept in the short sale and walk away. Typically, the 1st loan gives about $1000 – $3000 to the 2nd loan as a courtesy since the 1st loan is not foreclosing. Generally the 2nd loan is happy to get anything – and accepts what the 1st loan gives them. Well not this time. The 2nd loan was demanding more money – the 1st loan wasn’t going to give it to them. Both Realtors tried every which way to put the deal together, but in the end, nobody had enough money to satisfy this 2nd loan.
After a long talk with Jake and Sophia we knew it was time to walk away.
Thankfully, since we saw the writing on the wall – we started looking for other homes. Seems like everything that would work was already pending or sold. Except for one.
The trick to being a great Realtor is also being a great detective. Combing through the pending listings, Susan saw a cute home which was pending but in the agent comment section – it was begging for a back-up offer – it appears the current buyer was threatening to walk away since they were tired of waiting for the short sale bank to respond. The Listing Agent knew she was so close to a short sale approval – but the buyer had enough.
We called right away and showed the home that night. Jake and Sophia loved it. Sadly, the home was priced about $50,000 over their budget. That didn’t stop the Caton Team. We knew the buyer was going to walk, the bank was ready to sell and we knew to strike when the iron was hot. We wrote the offer right away. The seller accepted the offer and sent it to the bank. In the mean time, the other buyer rescinded their offer and suddenly we were the only offer on the table. It was the banks call – wait another 356569546 days or sell it now…
With bated breath we waited. Two offers on two short sales – it was like roulette.
Before we knew it, the bank accepted our $50,000 below price offer and we were in the home stretch. We rescinded our offer on the 1st house and about 25 days later handed the keys to Sophia & Jake. They couldn’t be happier.
Just so you know – the original house – the two banks fought for over 1 year and in the end the 1st foreclosed on the 2nd. It wasn’t the best solution for the seller, but thankfully they were finally able to move forward.
In the end – Jake & Sophia got a home that was far better than the first place. It’s why I tell each buyer upfront – we’re going to see a lot of homes, we’re going to write a bunch of offers, some will be accepted or rejected, some homes will move faster than other – but in the end – what’s meant to be is meant to be.
Got Questions? – The Caton Team is here to help. Email us at:
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