Prudent Foreclosure Shopping Tips

November 19, 2009

Foreclosures can be good deals as long as home buyer remember my sage old advice that ‘you make money on real estate when you buy, not when you sell,’ but with more than 1 million foreclosures on the market for sale, shopping carefully!

Here are some tried and true ideas to keep in mind.

  • Don’t pay too much. Sounds easy I know, but with so many emotional buyers bidding up a property beyond reasonable worth it can be easy to get out of control.  Have your price maximum price in mind before you place the initial offer.
  • Get to know Realtors that know the banks. Those who have already established relationships with bankers that handle trouble assets can cut to the chase and obtain better communication.
  • Factor in the cost to not only fix up the property, but replace things such as light fixtures and appliances that went missing when the previous owner vacated. Most banks sell properties as-is. Buyers need to consider the cost and factor it into their maximum bid or offer price.  Put a healthy due diligence period into the contract to cover yourself.  In this way, you lock up the property under contract while you take your 10-15 days to examine the property and get price quotes on the fix’s.
  • Place your offer on a Friday.  Yes, it may be that easy.  I have experienced first hand situations where the banker in charge of making that decision to approve an offer was either taking a short day and leaving early on Friday afternoon, or they had a trip they were planning and did not have the time to stew over the decision to take or counter my Buyer’s offer.   At times, your best purchase is being at the right place at the right time!

For foreclosure shopping in the Athens area try www.AthensGaHomesForSale.com.


Attention College Students; Don’t Pay Rent, Buy, and Here’s How

November 18, 2009

Attention college students: why pay rent when you could own a home? Owning your own Home might be easier than you think, and act before April 30, 2010 for in income tax credit!

As a Georgia college or university student, you may be eligible to take advantage of all of the benefit its homeownership provides — including building equity, establishing credit, receiving tax benefits and ridding yourself of the worries that come with rent increases and lease terms.

At SunTrust Mortgage, Inc., we have programs designed to help first-time home buyers, like FHA loans. These loans allow for easier qualifying guidelines, lower down payments and greater flexibility than many conventional programs. They also allow single-family homes to be purchased with the assistance of non-occupant co-borrowers, which means your parents could co-sign for your loan, even if they won’t be living in the home.

• Down payments as low as 3.5%

• Seller contributions allowed up to 6% of property sales price

• 100% of the down payment may be a gift from a relative

• No income limit restrictions

• Low monthly mortgage insurance payments

• Non-occupant co-borrowers allowed

Contact me for more information or contact Kyle Williams, Loan Officer at Sun Trust Mortgage.

 

For financing information, contact:

Kyle Williams, Loan Officer

SunTrust Mortgage, Inc.

678.765.4601 office

678.663.9171 cell

kyle.williams@suntrust.com

suntrustmortgage.com/kwilliams

 

For property purchase information, contact:

Hank Bailey, Associate Broker

Prudential Georgia Real Estate

706.621.1895 Cell

hankbailey@prudentialgeorgia.com

www.AthensGaHomesForSale.com


Market Absorption Rates; Monthly Housing Supply by Athens area Zip

November 17, 2009

Zip Code 30606

Market Absorption Rate Results

Search Criteria: &TYP=SF&ZIPLIST=30606

Report Date: Nov 17, 2009

Closed Transactions Over: 12 Months 6 Months 3 Months
Number of Closed Transactions: 179 117 43
Average Properties Sold Per Month: 14.9 19.5 14.3
Current Number of Actives: 260 260 260
Months Supply on Market: 17.4 13.3 18.1

Zip Code 30605

Market Absorption Rate Results

Search Criteria: &TYP=SF&ZIPLIST=30605

Report Date: Nov 17, 2009

Closed Transactions Over: 12 Months 6 Months 3 Months
Number of Closed Transactions: 131 74 26
Average Properties Sold Per Month: 10.9 12.3 8.7
Current Number of Actives: 147 147 147
Months Supply on Market: 13.5 11.9 17.0

Zip Code 30677

Market Absorption Rate Results

Search Criteria: &TYP=SF&ZIPLIST=30677

Report Date: Nov 17, 2009

Closed Transactions Over: 12 Months 6 Months 3 Months
Number of Closed Transactions: 85 57 22
Average Properties Sold Per Month: 7.1 9.5 7.3
Current Number of Actives: 134 134 134
Months Supply on Market: 18.9 14.1 18.3

Zip Code 30622

Market Absorption Rate Results

Search Criteria: &TYP=SF&ZIPLIST=30622

Report Date: Nov 17, 2009

Closed Transactions Over: 12 Months 6 Months 3 Months
Number of Closed Transactions: 90 48 16
Average Properties Sold Per Month: 7.5 8.0 5.3
Current Number of Actives: 99 99 99
Months Supply on Market: 13.2 12.4 18.6

Zip Code 30621

Market Absorption Rate Results

Search Criteria: &TYP=SF&ZIPLIST=30621

Report Date: Nov 17, 2009

Closed Transactions Over: 12 Months 6 Months 3 Months
Number of Closed Transactions: 27 14 11
Average Properties Sold Per Month: 2.3 2.3 3.7
Current Number of Actives: 54 54 54
Months Supply on Market: 24.0 23.1 14.7

As you can see from these figures, we are still heavily weighted in a Buyer’s Market.  Bishop, GA has the highest six and twelve month absorption rate while also having the lowest three month rate.  In comparison Jefferson is looking ’sporty’ at current levels;

Market Absorption Rate Results

Search Criteria: &TYP=SF&ZIPLIST=30549

Report Date: Nov 17, 2009

Closed Transactions Over: 12 Months 6 Months 3 Months
Number of Closed Transactions: 289 166 90
Average Properties Sold Per Month: 24.1 27.7 30.0
Current Number of Actives: 315 315 315
Months Supply on Market: 13.1 11.4 10.5

It will take time but hopefully with the Expanded Home Buyer Tax Credit and interest rates in the sub-5 percent range we will see an early start to the new year.  It is hard to believe that 2010 is right around the corner.  I remember distinctly people in my business cheering the end of 2008.  While 2009 was better for many, most are looking forward to the new year with anxious anticipation of this being a continued crawl out of the doldrums of a housing market that has finally started showing some life!

www.GetJobLossProtection.com

www.AthensGaHomesForSale.com

 


30-Yr Rates at 4.75!

November 17, 2009

SEATTLE, Nov. 17 /PRNewswire/ — The weekly average rate borrowers were quoted on Zillow Mortgage Marketplace for 30-year fixed mortgages decreased nine basis points last week to 4.75 percent, down from 4.84 percent the week prior, according to the Zillow Mortgage Rate Monitor, compiled by leading real estate Web site Zillow.com®. Rates for 15-year fixed mortgages fell four basis points to 4.25 percent from 4.29 percent, and 5-1 adjustable rate mortgages fell three basis points to 3.68 percent, from 3.71 percent the week prior.

(Logo: http://www.newscom.com/cgi-bin/prnh/20060503/ZILLOWLOGO)

The volume of mortgage requests last week rose 29.1 percent from the prior week. Of last week’s requests, 47 percent were for refinance loans, 51 percent were for purchase loans and 2 percent were for home equity loans. The prior week, 41 percent of requests were for refinance loans, 56 percent were for purchase loans and 3 percent were for home equity loans.

Mortgage               Average Rate          Average Rate      Change in

Type              Week ending 11/15/09    Week ending 11/8/09 Basis Points

————-     ——————– ———————- ————

30-year fixed             4.75%                  4.84%            -9

————-             —-                   —-             –

15-year fixed             4.25%                  4.29%            -4

————-             —-                   —-             –

5-1 ARM                   3.68%                  3.71%            -3

——-                   —-                   —-             –

On Monday, rates for 30-year fixed purchase mortgages fell, with the average rate on Zillow Mortgage Marketplace at 4.64 percent. For current, up-to-the-minute rates, visit www.zillow.com/Mortgage_Rates/.

Thirty-year fixed mortgage rates varied by state. New York mortgage rates and New Jersey mortgage rates decreased the most, from 5.06 percent to 4.91 percent in New York and from 4.90 percent to 4.78 percent in New Jersey. New York mortgage rates (4.91%) and Illinois mortgage rates (4.88%) were the highest in the country, while Texas mortgage rates (4.69%), and Colorado mortgage rates (4.71%) were the lowest.

Average 30-yr.    Average 30-yr.   Change

Fixed Rate       Fixed Rate        in

Week ending      Week ending       Basis

State                          11/15/09         11/8/09          Points

—–                         ———–      ————    ———

Arizona                         4.85%              4.91%          -6

———–                     —-               —-           –

California                      4.72%              4.81%          -9

———-                      —-               —-           –

Colorado                        4.71%              4.82%         -11

——–                        —-               —-          —

Connecticut                     4.81%              4.92%         -11

———–                     —-               —-          —

Florida                         4.75%              4.83%          -8

——-                         —-               —-           –

Georgia                         4.83%              4.91%          -8

——-                         —-               —-           –

Illinois                        4.88%              4.95%          -7

——–                        —-               —-           –

Maryland                        4.82%              4.90%          -8

——–                        —-               —-           –

Massachusetts                   4.78%              4.88%         -10

————-                   —-               —-          —

Michigan                        4.81%              4.86%          -5

——–                        —-               —-           –

Minnesota                       4.76%              4.87%         -11

———                       —-               —-          —

New Jersey                      4.78%              4.90%         -12

———-                      —-               —-          —

New York                        4.91%              5.06%         -15

——–                        —-               —-          —

North Carolina                  4.81%              4.87%          -6

————–                  —-               —-           –

Oregon                          4.74%              4.82%          -8

——                          —-               —-           –

Pennsylvania                    4.81%              4.90%          -9

————                    —-               —-           –

Tennessee                       4.83%              4.79%         -12

———                       —-               —-          —

Texas                           4.69%              4.79%         -10

—–                           —-               —-          —

Virginia                        4.76%              4.82%          -6

——–                        —-               —-           –

Washington                      4.73%              4.82%          -9

———-                      —-               —-           –

The Zillow Mortgage Rate Monitor is compiled each week using thousands of mortgage rates for conforming loans quoted on Zillow Mortgage Marketplace by mortgage lenders to borrowers who have submitted loan requests. State-level data is gathered for the top 20 states with the highest quote volume on Zillow. Learn more about our rates.

About Zillow Mortgage Marketplace

Zillow Mortgage Marketplace is a free, open, and transparent lending marketplace, where borrowers connect with lenders to find loans and get the best mortgage rates. Borrowers anonymously submit loan requests and receive an unlimited number of custom mortgage quotes with real rates directly from thousands of competing lenders. Zillow Mortgage Marketplace also provides mortgage calculators, mortgage advice, mortgage widgets, and lender directories.

Zillow.com and Zillow are registered trademarks of Zillow, Inc.

Photo: http://www.newscom.com/cgi-bin/prnh/20060503/ZILLOWLOGO
http://photoarchive.ap.org
PRN Photo Desk, photodesk@prnewswire.com

SOURCE: Zillow.com

Web site: http://www.zillow.com/


Athens Ga Properties Blog Top Posts over the Past Week

November 16, 2009

Top Real Estate Web Sites

November 16, 2009

Where should you be positioned to maximize Web exposure?

The following report shows websites for the industry of Real Estate as ranked by Visits for the week ending 11/14/2009.  All data from Hitwise.com.

Rank Website Visits

1.Realtor.com

2. Yahoo! Real Estate

3. Zillow

4. ZipRealty

5. Rent.com

6. Trulia.com

7. ServiceMagic

8. Homes.com

9. MSN Real Estate

10.HUD

To leave you with a thought.  If you are getting close to listing you home on the market for sale, why not list with Prudential Georgia.  We have your need for maximum exposure to the Web covered!

 

http://AthensGaHomesForSale.com


Job Loss Protection Made Available to Auto and NOW Home Buyers

November 15, 2009

Many industries from travel to more notably the much maligned and joblossprotectstandouttroubled Auto industry have some sort of Job Loss Protection plan for Buyers.  An article from RISMEDIA written February 6, 2009 announced in a press release that Creative Alliances, LLC announced it had secured a preferred relationship with the Rainy Day Foundation, a non-profit, to provide the ‘HELP’ Credit Counseling and Financial Protection Package.

This program, which is available to the home buying and automotive buying marketplace, has within its’ package the “Job Loss Protection,” program which is backed by Virginia Surety Insurance Company.

Company head, Alan Pyles, stated, “We are extremely happy to have secured this program including the “Job Loss Protection” in the two industry fields that we have. Business leaders across our nation are fully aware of how critical the real estate and auto industries are to our overall economy. Our ability to provide this program through participating real estate companies and agents as well as car dealerships can go a long way toward providing the needed consumer confidence to the potential buyers.”

joblossIn relation to home buyers, the nuts and bolts of the program is that it provides buyers with two years of coverage after the purchase of their home. The buyer is eligible for up to six months of payments ($1,800 per month maximum) should they become unemployed during this period.  For more complete details go to www.AthensGaHomesForSale.com.

According to the article, “The Rainy Day Foundation is a non-profit 501 (c) 3 organization whose mission is to assist individuals in maintaining home and auto ownership. At the Rainy Day Foundation, we understand that even the most well intended home and auto owners can and do run into short-term financial problems. We also recognize that many first-time buyers are unable to adjust to the additional financial responsibilities associated with such a purchase commitment.help program button

At the Rainy Day Foundation we can assist individuals through the navigation of these potentially difficult times. The assistance we provide may be financial, educational or both. Our mission is quite simple. At the Rainy Day Foundation we help by “Protecting You from the Unexpected”.

Home sellers may enroll their homes with the HELP Program at no upfront charge, which will assist in the marketing efforts of their home. When the home is sold, the program is then funded with a $500.00 settlement charge and the HELP program, including the Job Loss Protection, is extended to the home buyer.  The only stipulation in the payment of the program cost at closing is that the Buyer cannot pay the fee.  It has to be either the Seller or one of the two Realtors involved.

Automobile dealers are also afforded the chance of extending this program to their customers, using this added level of confidence to help ignite an added level of purchasing from the buying community.

For more information on how you as a seller can gain that Selling Edge, go to www.GetJobLossProtection.com.  Note that you can only get this program if you list with Prudential Georgia Realty.  As far as being a home buyer and capitalizing on this program during your next purchase, look for sign riders on Prudential Georgia listings in your area.  Also you may find these on my Prudential Georgia agent site, including my own listings, at www.AthensGaHomesForSale.com.  I have also established a Facebook fan page that you can read flyers, watch videos, and see other information including homes covered under this program.  Finally, for more information feel free to call me at 706-621-1895 or email me at hankbailey@prudentialgeorgia.com.

Read more: http://rismedia.com/2009-02-05/job-loss-protection-made-available-to-home-and-auto-buyers/#ixzz0WyJyaMII




Why I Joined Prudential Georgia Realty in Athens, GA

November 13, 2009

prulogoI am pleased to announce that I have decided to join Prudential Georgia Realty.  This change will allow me to bring many exciting new capabilities to my clients and customers.  The real estate market continues to change quickly and I wanted to make sure that I was able to deliver the latest innovations in real estate marketing, online technology and detailed market information for my clients.

Prudential Georgia Realty is one of the largest and most respected real estate companies in the nation with over 23 offices and 1200 agents.

Here are some examples of my new capabilities:

  • Listings are displayed on over 500 real estate websites across the globe.
  • Listings are prioritized as Featured or Showcase listings on popular websites such as Realtor.com, Yahoo Real Estate, AJCHomefinder.com, Trulia.com and others.
  • The award-winning Advanced Property Marketing System is the most effective property marketing methodology in the market.
  • Prudential Georgia is recognized nationally as a leader for new media marketing solutions including rich media photography, online video, social networking, digital magazines, audio podcasts, advanced websites, blogs, mobile solutions and more.
  • Home Buyer Job Loss Protection; Exclusive to Prudential Georgia Realty agents.

In the past two years, Prudential Georgia Realty has gained more market share than any other large brokerage in unit sales, volume sales, listing inventory and buyer sales.  The company has been the recipient of five consecutive Consumers Choice Awards and was the first large brokerage in the nation to receive the prestigious Realtor.com Online Marketing Award of Excellence.

Please check out this link for more information.

http://www.AthensGaHomesForSale.com


5 Tips to Help Sell Your Athens Home Fast

November 13, 2009

There is no question that in many parts of the country, houses are currently on the market longer. As a seller, this slow-down means there is more competition for a limited pool of potential buyers. Consider the following five tips to place your home on the fast track to sale:

Price It Rightsellfast

The first 30 days are the most critical. If your home is priced too high, interested buyers may never even tour your listing. The longer the property is on the market, the fewer the prospects.

Deciding the value of a home isn’t an exact science. Yet, there is data to help you determine a fair asking price that is right on target. You may want to hire a real estate appraiser for an objective, unbiased estimate. Then consult with a real estate professional who can help you determine true market value based on a comparable market analysis, which will include recent home sale transactions as well as homes currently on the market. From your analysis, you may want to price your home conservatively to give it a competitive edge.

Make Your Home Irresistible

Unless they are looking for a fixer-upper, most homesellers are more likely to make a bid on a home that they can enjoy immediately. Therefore, you need to create an environment the buyer can’t resist. In other words, do everything you can to make the home so attractive, charming, cozy, inviting, comfortable and exciting that a buyer will want to buy that lifestyle for himself.

Evaluate the home from a buyer’s point of view. An experienced real estate professional will be able to offer an objective view and will also know what buyers are asking for. Get your home in tip-top shape by making repairs and cosmetic improvements, and removing clutter. This may mean investing in a few upgrades to modernize your home’s look such as installing newer carpet and light fixtures and painting the walls a neutral shade.

sellfast1Create Traffic

If you want buyers to see your home, you must first find the buyers. Work with your real estate professional to design a marketing plan that is flexible and capitalizes on your property’s most desirable features. Your strategy should include ways to reach buyers online and offline – such as word of mouth, the Internet, yard signs, direct mail, open houses and so on.

Go with a Professional

Selling a home is more than just putting a sign in your yard and having a listing on the Internet. And in a competitive market, you don’t really want to take the chance of making novice mistakes that can slow the selling of your home. By hiring a real estate professional, you get the benefit of an experienced marketer and negotiator who is familiar with real estate issues in your community. A real estate professional can offer worthy advice on pricing and staging your home based on their vast experience.

Plus, there’s the added value of the peer-to-peer networking among real estate professionals, which can bring buyers and sellers together – sometimes even before the property goes on the market.

Offer Incentivessellfast2

Offering incentives can be just the impetus a potential buyer needs to select your property over others. You may want to consider offering a carpet or paint allowance. Or, pay for a professional home inspection or a home warranty – and, depending on your market and budget, offer to pay some of the closing costs.   Check out another exciting feature at http://www.getjoblossprotection.com.

Don’t be discouraged if there are competing homes for sale in your neighborhood. With just a few smart moves, you can turn a buyers’ market in your favor.

http://athensgahomesforsale.com


Owning A Home Has Its Benefits

November 13, 2009

Opportunity is knocking for those considering homeownership for the first time. Historically low-interest rates, lower home prices in most markets and the first-time homebuyer tax credit – part of the American Recovery and Reinvestment Act of 2009 – brought first-timers to the market in droves during the first half of the year.homeownership

In fact, these consumers represented about half of home sales logged during much of 2009’s first two quarters, according to the National Association of REALTORS®, a significant increase from historic levels. And the favorable conditions that prompted many of these buyers are likely to continue. Even the first-time homebuyer tax credit – set to expire Dec. 1 – may get a second wind as legislation is pending in both houses to extend it into the new year.

Today’s opportunities aside, here are eight time-honored reasons why those considering homeownership for the first time should make their move.

1. Pride of Ownership
Owning your own home adds to your own sense of self-esteem and personal pride. The satisfaction that comes from feeling connected to the land you occupy and the home in which you live is ages-old.

2. Security of Tenancy homeownership1
With homeownership comes stability. When renting, you never know when you may have to move because of new ownership, rent increases or other changes. As a homeowner, you decide when and if you want to move.

3. Privacy
While there are usually some limits on the access landlords have to property, almost all landlords can access your property for necessary inspections and maintenance. For many renters, this lack of privacy is a significant discomfort. Homeowners on the other hand generally have much stronger property rights and experience an increase in perceived and actual privacy.

4. Decorating
Homeowners are free to decorate, remodel and accessorize a home any way they want. Not only do you have the right to make improvements, but the value of those improvements becomes yours as well. Having your living space and exteriors just the way you want them can significantly increase your satisfaction with your living environment.

5. Financial Predictability
When you buy a home with a fixed-rate mortgage, you have more predictability over future housing costs. Because your interest rate never changes, the amount of your payment never changes. Financial planning and credit are more easily managed with a fixed-rate mortgage compared to renting.

6. Building Equity
When you own your own home, you pay rent to yourself instead of a landlord. Most homeowners pay for their purchase by obtaining a mortgage. As you pay off that mortgage, your equity builds and you gain an increasingly larger share in a valuable asset. Over time, that asset can work for you in many ways, such as home equity lines of credit. And of course, a home is a wonderful asset to pass along in an estate.

7. Investment Appreciation
There are certainly no guarantees of property value appreciation. In the long-term, however, real estate valuations almost always increase. This means that when you decide to sell your home, its value may be significantly higher than when you purchased it. The difference in value is called appreciation. You can reinvest that appreciation in other real estate or you may wish to downsize and keep the value of that appreciation for retirement or other purposes. homeownership2

8. Tax Benefits
In the United States, the cost of home mortgage interest and property taxes are usually tax-deductible. Depending on your circumstances, thousands of dollars in taxes can be saved each year. These tax savings are not limited to federal taxes either. Many states and localities either base their tax system on the federal system or offer similar incentives to homeownership. Some additional benefits are designed specifically for first-time homebuyers. See your tax advisor for additional information.

If you still have doubts, contact me. I can answer questions you may have about homeownership and explain the buying process to you. Does the economy cause you to wonder about that home purchase?  Check out the Job Loss Mortgage Protection program at www.AthensGaHomesForsale.com for information on this amazing feature!


Home Buyer Mortgage Protection Program

November 10, 2009

images-2Well now we have our newly extended, and expanded I might add, home buyer tax credit.  Let me add another idea into the mix.  What if you as a home buyer could have Job Loss Protection on the home you purchase?  Let’s say that after you have moved into your new home you had the peace of mind to know that the home you purchased had unemployment coverage for 2 years after your closing date so that in the event you lost your job your mortgage was paid for up to six (6) months and up to $1,800 per month?

This actually exists.  That’s right, it is something called the Mortgage Protection Program and is only offered through homes purchased through certified agents with Prudential Georgia Realty.  If you are in the market to buy a new home in the coming months, why not make sure that at no cost to you, that you have in this economy all the peace of mind that one can possible have.  Look for the Prudential Georgia sign around Athens.  You are about to see quite a few of them!

If you are about to sell your home ask yourself how much of an edge you would have against the still current 10-12 months of housing inventory you will be competing against to be with the only company offering Job Loss Protection to potential buyers in our marketplace?

For exclusions and full details or to find out how this concept can enhance your ability to sell your Greater Athens area home, please email me or comment to this post.  You may also go to AthensGaHomesForSale.com for more information.

http://www.GetJobLossProtection.com (this is an overview of our job loss program)help program button

If your property is currently listed with a real estate broker, please disregard this post.  It is not our intent to solicit the offerings of other brokers.  We cooperate with them fully.


Extended Homebuyer Tax Credit Changes and FAQ

November 8, 2009

According to the National Association of REALTORS®, here are some of the most frequently asked questions on the changes to the Homebuyer Tax Credit

Question:  Existing homeowner credit:  Must the new house cost more than the old house?

Answer:  No.   Thus, for example, individuals who move from a high cost area to a lower cost area who meet all eligibility requirements will qualify for the $6500 credit.images-1

Question:  I am an existing homeowner.  On October 25, 2009, I signed a contract to purchase a new home.  I have lived in my current home for more than 5 consecutive years and am  within  the  new  income  limits.   I  will  go  to  settlement  on  November  20.    If  President Obama has signed the bill by the time I go to settlement, will I qualify for the new $6500 tax credit?

Answer:  Yes.  The existing homeowner credit goes into effect for purchases after the date of enactment (when the bill is signed).   There is no reference to the date of contract for the new credit. The provision looks solely to the date of purchase, which is generally the date of settlement.

Question:  I am a first­time homebuyer but was not within the prior income limits at the time I  entered into my contract to purchase  on  October  30,  2009.    I  will  be  covered, however, by the new income limits.  If the new rules have been signed into law by the time I go to settlement, will I be eligible for a credit?

Answer:  Yes.  The new income limitations go into effect as soon as the President has signed the bill.  The income limit and other eligibility rules will look to your status as of the date of purchase, which is the settlement date.  So if the new rules have been signed when you go to settlement, you should be eligible for the credit (or a portion of the credit if you’re within the phase-out range).

imagesQuestion:  I am an eligible existing homeowner.  I have a fair amount of equity in my home.  I  have found a home with a non­negotiable price of $825,000.  Will I be able to use any of the $6500 tax credit?

Answer:  No.  The $800,000 cap on the cost of the purchased home is firm at $800,000.  Any amount above $800,000 makes the home ineligible for any portion of the credit.  The $800,000 is an absolute ceiling.

Question:  I owned my home for 10 years, but sold it two years ago year and have been renting  since.  If I purchase a home, will I be eligible for the $6500 tax credit if I meet all the other eligibility tests?

Answer:  Yes.  Because you lived in the home for more than 5 consecutive years of the previous 8, you will qualify for the $6500 credit.  For example, Say John and his wife bought a home in 2000 and lived there until 2008 when he got a divorce. Whether John has been renting or bought in the interim, he WOULD INDEED be eligible for the credit because he owned a home and occupied it as his principal residence for 5 consecutive years out of the last 8 years. The keyword here is “consecutive.” As long as he lived in that house for 5 years straight what he did since 3 years doesn’t impact eligibility.

Question:  I  am  an  eligible  first­ time  homebuyer.    I  entered  into  a  contract  to  purchase  on November 1, 2009.  Do I have to go to closing before December 1?  How does the extension date affect me?

Answer:  You do not have to close before December 1.  Once the legislation has been signed, it will be as if the Nov 30 date had never existed.  Therefore, so long as the contract settles before April 30 (or July 1, worst case), the purchaser will be eligible for the credit.

Reprinted with Permission from the National Association of REALTORS®

http://www.AthensGaHomesForSale.com


Obama Signs Extended Tax Credit into Law

November 7, 2009

imagesCongress passed a measure this week extending the $8,000 home buyer tax credit to April 30, 2010.  More people are now eligible to take advantage of the tax credit, which includes a $6,500 tax credit for buyers who are current home owners and have lived in their home for five of the past eight years. 
Income limits for eligible home buyers were almost doubled to $125,000 for single buyers and $225,000 for couples, which is an increase from $75,000 for individuals and $150,000 for couples.

Qualifying homes are capped at a price of $800,000. 
Sen. Johnny Isakson, a Georgia Republican and a former member of NAR, was key in extending the credit, as well as pushing it through initially.

Specific Qualifications are as Follows;

  • First-time home buyers who purchase homes between November 7, 2009 and April 30, 2010.
  • Current home owners purchasing a home between November 7, 2009 and April 30, 2010, who have used the home being sold or vacated as a principal residence for five consecutive years within the last eight.

To qualify as a “first-time home buyer” the purchaser or his/her spouse may not have owned a residence during the three years prior to the purchase.

The Extended Home Buyer Tax Credit may be applied to primary residences, including: single-family homes, condos, townhomes, and co-ops.

Under the Extended Home Buyer Tax Credit, as long as a written binding contract to purchase is in effect on April 30, 2010, the purchaser will have until July 1, 2010 to close.

How do you apply for the Credit on your Tax Return?

Once you’ve decided to purchase a home and take advantage of the Extended Home Buyer Tax Credit. Here’s what you have to do to get your benefit:

Close on your home purchase between November 7, 2009 and April 30, 2010, or have a binding written contract by April 30, 2010 and close by July 1, 2010.

Decide whether to:

  • apply the credit to your 2009 tax return, filed on or before April 15, 2010;
  • file an amended 2009 return; or,
  • apply the credit on your 2010 return, filed on or before April 15, 2011.

Attach documentation of purchase to your return.

Buyers purchasing homes on or before December 31, 2009 may claim the credit on their 2009 tax returns.

Buyers purchasing in 2010 will have the option to:

  • Claim the credit on their 2009 return, even if the purchase is completed after December 31, 2009;
  • File an amended return for 2009 if their purchase is completed after April 15, 2010; or,
  • Claim the credit on their 2010 tax returns.

Source of Information NAR

http://www.AthensGaHomesForSale.com


Where do 3 in 10 Real Estate Shoppers go on the Web?

November 3, 2009

Where do 3 in 10 Real Estate Shoppers go on the Web?  According to Hitwise.com, data through 10/31/09, they go to places such as REALTOR.com (7.54 percent), Yahoo Real Estate (4.93 percent),  Zillow (2.87 percent), MSN Real Estate (2.27 percent), and Trulia (2.07 percent).

In comparison the big boys in the real estate brokerage market such as the Coldwell Banker’s and C21’s only garner about .8 percent of traffic on the Web related to real estate searches even after all the expensive advertising they do.  If your home is listed with C21 or Coldwell Banker and you are paying more than 5 percent in commission, their advertising budget might be the reason why.

http://www.AthensGaHomesForSale.com


Higher Home Sales in Most Recent Periods in Athens GA

November 1, 2009

This is good news for a change.  After a drop in the number of homes in Athens, GA from twelve months ending June 1, 2008, through twelve months ending September 1, 2009 we have now seen in a rolling twelve months for two consecutive periods that the number of homes sold in Athens have increased.

12-Months Athens
Thru DOM Average Median # sold
1-Jun-08 174 $168,257.00 $142,400.00 1382
1-Jul-08 173 $171,767.00 $145,000.00 1321
1-Aug-08 173 $175,821.00 $149,625.00 1229
1-Sep-08 176 $173,195.00 $149,625.00 1190
1-Oct-08 178 $174,139.00 $149,900.00 1182
1-Nov-08 181 $173,224.00 $149,838.00 1141
1-Dec-08 185 $173,172.00 $149,800.00 1110
1-Jan-09 184 $173,985.00 $149,000.00 1073
1-Feb-09 187 $173,811.00 $149,600.00 1061
1-Mar-09 187 $171,941.00 $148,000.00 1042
1-Apr-09 190 $172,330.00 $145,000.00 1009
1-May-09 194 $172,007.00 $145,000.00 961
1-Jun-09 200 $171,810.00 $145,000.00 901
1-Jul-09 202 $168,545.00 $143,000.00 851
1-Aug-09 206 $163,233.00 $140,000.00 822
1-Sep-09 205 $163,587.00 $139,900.00 774
1-Oct-09 204 $163,219.00 $140,000.00 782
1-Nov-09 201 $162,647.00 $140,000.00 790

It has been my belief that looking at rolling twelve month periods or cycles is more effective in terms of analyzing sales trends than simply looking at them from month to month.  June 1, 2008 for the preceding year we saw 1382 homes sold in Athens.  From this period on for 16 consecutive 12-month cycles we saw nothing but a decrease in each period in homes sold with no relief, until now!

The other thing of interest is that days on market on the average have shrunk slightly and the median sales price has maintained itself after dropping just below $140,000 for twelve months ending September 1, 2009.

We are still a long, long way to go to get back to our peak in terms of the number of homes sold in a year, but what is of keen interest to me is that while in the last year we have averaged 65.8 home sales per month, in the last six months we have seen this take off to an astounding 83.8 homes sales monthly.  Granted, this is during peak sales season and the past six months you would expect an increase in average sales over a ‘dumbed’ down year which includes the later part of fall and winter months which are historically slower, but at this pace the 6-month absorption rate is now below 10 months at 9.5 months of housing supply!  We have not seen single digit inventory levels in Athens in a good while!

Only time will tell, but for now the sales figures appear to be about the most encouraging they have been in a long time.

If you want to keep up with local market trends in Athens, including real time market conditions, please check out Market Snapshots.  View an example Snapshot before you register.  It is that easy to keep up with today’s local market and the technology will impress you!