Thursday, November 13, 2008

The Fight for Down Payment Assistance is Not Over Yet

We received an eMail from NAR this morning. The post contained a pre-drafted letter for REALTORS® to print and send to their Congressional Representatives. While the letter is spot-on, we see an opportunity to add one more bullet point to the letter, that being to urge our Congressional Representatives, to support HR 6694 "FHA Seller-Financed Downpayment Reform and Risk-Based Pricing Authorization Act of 2008". To that point, we have included our version of the NAR letter in hopes that you have, our reader, have a vehicle to distribute our HyBrid letter to supporters of HR 6694. Download Our Version of the NAR Letter NOW!
(Microsoft Word 2003 Format - MacAfee & Norton Safe)

All the sender needs to do is locate their representative’s mail address, type in the name of their senator and congressman/congresswomen in the places indicated and enter the sender’s iformation at the bottom of the letter then send it off. CLICK HERE to locate your state House Representative and CLICK HERE to locate your US Senator and tell him or her that you want them
to support and vote for
H.R. 6694

We are also in the process of posting version of the NAR letter on our all of our BLOGs and on all of our personal web sites.

* Down Payment Assistance Rescue H.R. 6694
* Part 2 - Down Payment Assistance Rescue H.R. 6694
* Congress Stabs FHA Buyers Through The Heart
* Congress has stabbed the FHA buyer through the heart. The little guy pays the
price again
.

* Down Payment Assistance Rescue H.R. 6695

We have also contacted three local TV News Outlets with our efforts.

We continue to try and push HR 6694 to the floor of the House and Senate.


Oh yes... one more quick side bar for our VA Home Owners; many Vets man not know that the VA has been authorized by the passing of the "Veterans’ Benefits Improvement Act of 2008" to offer refinancing of their sub-prime mortgages at a 100% Loan To Value (LTV). Prior to the signing of this bill into law by President Bush on October 10th 2008, the maximum loan amount allowed was only 90% LTV. If you are a Veteran with an available VA Loan Entitlement, you should contact your mortgage company and look into a VA Refinance of your current mortgage.

For more information about this new law, visit Re-Finance Program for Vets.

Lori & G-II are licensed REALTORS® with Coldwell Banker Residential Brokerage, specializing in VA Buyer Representation. They can be reached by cell phone at either 602.574.5674 for Lori or 602.796.5674 for G-II or via eMail at mailto:Lori.and.G-II@RealEstateInPhoenix.net.

Short Sale Experts, Certified Negotiation Experts, ePRO 500 Certified
Mentors and Trainers for Coldwell Banker Residential Brokerage
Coldwell Banker Residential Brokerage.

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Sunday, November 9, 2008

Re-Finance Program for Vets


For the past year or so, the economic condition of our nation has been splashed all over the Paper News Media, TV, Radio, the WEB and heck... I even think I saw a courier pigeon delivering some bad economic news the other day. Not really... but it has been nuts, not only on Wall Street but on Main Street as well.

We are always on the hunt for new finance platforms for our members and clients. Add... to that end, we have some really cool information to share with our Vets, active duty and retired in all branches who qualify for a VA Guaranteed Home Loan. This is a national finance tool that could help thousands, perhaps hundreds of thousands of Vets, who are stuck in adjustable rate sub-prime mortgages.

For our Vets!

There has been much ballyhoo over all of the economic stimulus packages that have been pushed through Congress over the past few months. But... there was very little fanfare given to one of the most useful VA Loan tools our nation has ever seen. Finally, Congress did something to help Vets... before they go down in flames.

Sponsored by Senator Daniel K. Akaka of Hawaii - House Armed Services Committee, in December 2007, the bill was originally simply a resolution supporting the goals and ideals of a National Medal of Honor and to celebrate and honor the recipients of the Medal of Honor on the anniversary of the first award of that medal in 1863. The original bill did not contain any provisions for VA Loan Modifications. However around May of 2008 Senator Akaka introduced S. 2961 a bill to amend title 38, United States Code, to enhance the refinancing of home loans by veterans. Finally in June of 2008 the bill was passed unanimously by the Senate and subsequently signed into law by President Bush on October 10th 2008.

So what is the new law? Simply put the new law states;

*** SOURCE
"...The new law makes changes to VA's home loan refinancing program. Veterans who wish to refinance their subprime or conventional mortgage may now do so for up to 100 percent of the value of the property. These types of loans were previously limited to 90 percent of the value.

Additionally, Congress raised VA's maximum loan amount for these types of refinancing loans. Previously, these refinancing loans were capped at $144,000. With the new legislation, such loans may be made up to $729,750 depending on where the property is located.

Increasing the loan-to-value ratio and raising the maximum loan amount will allow more qualified veterans to refinance through VA, allowing for savings on interest costs or even potentially avoiding foreclosure..."

Click here for a complete copy of the new VA Instruction Letter. (PDF format)

What a GREAT tool for our Vets to have at their disposal. Now... the next thing in my cross hairs is to see if Vets with mortgages that encumber the home for more than current market value, will be successful in getting the banks who hold those notes to release and discharge their debt and allow the Vet to secure a VA loan at the current market value. If this can happen, tens of thousands of Vets could finally find relief in this collapsing economy.


We'll report on more GREAT finance options for non-military buyers in our next post. Lori & G-II are licensed REALTORS® with Coldwell Banker Residential Brokerage. They can be reached by cell phone at either 602.574.5674 for Lori or 602.796.5674 for G-II or via eMail at mailto:Lori.and.G-II@RealEstateInPhoenix.net. If you would like to CHAT with us LIVE, simply
click the Goggle Talk icon.

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Sunday, October 26, 2008

Lessons Forgotten are Lessons Learned

Sellers today have a particular challenging decision to make, "Do I sell or do I sit out the market and wait for a more opportune time?"

Today's Arizona Republic
noted that property prices/values in the Valley have retreated from the gains realized during the boom days of 2003, 2004 and 2005 backward to a pre-boom era. Some Valley communities are seeing property values/prices retreat to those of 2002/2003. These sobering realities heap a very interesting set of scenarios on today's Sellers and Buyers.

As a Seller, consider the following:

The challenges Sellers face today is that most of the inventory Sellers compete against is foreclosed and/or Short Sale inventory, which in turn pulls the property values down in their neighborhood.

Being both a Buyer and Seller produces a double edge sword. On the one side, if a Seller is going to get in and stay in the game, the Seller will sell for far less than they had expected. The reality is... when the market finally corrects itself, property values will begin their slow and steady climb upward. But… keep this point in mind, once that upward swing begins… and it will begin… sometime in the future… perhaps as early as the second ¼ of 2010… if Maricopa County re-establishes her statistical bellweather appreciation curve of 3.5% to 4% per year, a property that would be valued at $265,000 in 2010 could be worth about $310,000 in 2015. The question that must be answered by today’s Seller is, “Am I willing to wait 5 to 7 years to capitalize on the equity I will build in my home over that period of time, or do I cut my losses… in my current home… today… and target a purchase for… perhaps less capital investment and then deal with the same upward appreciation curve described above?”

As a Buyer, consider the following:

On the other side of the sword blade, a Buyer or Seller (turned Buyer) can capitalize on the pain of the Seller they purchase from, ultimately making a purchase of their next home for much less than that Seller thought they would sell for and in all likelihood for a price that could never have been attained only a few years ago. Perhaps equally important is the very real probability that the home purchased today, may indeed, devalue a bit more before the market corrects itself. Some market analysts project that the real estate market will "over correct" to the bottom and beyond, before making a swing back upward. One thing is certain, no one knows where the bottom is!

Unfortunately, there is no clear cut answer to these and other questions. Each Buyer/Seller must weigh their own investment portfolio and then decide for themselves, which direction to go. "Do ya hold-em or do ya fold-em?"

Before I close I ran a few numbers through the G2-O'Meter and here's what I pondered.

Mr. Buyer today wants to buy his first house. He has his eye on a charming little bungalow priced at today's market value of $150,000. Mr. Buyer earns $50,000 per year. He is unlike the majority of first time Buyers today and has saved $20,000.

He can secure a loan for 6.5% bringing his PI to $855.00. His TI will be $150 and his MI will be about $80 bringing his total PITIMI to $1,155.00. His DTI (Debt to Income) ratio is 28%, well within Fannie/Freddie/Sally/Ginny lending guidelines. Mr. Buyer has a modest car payment, one for each of his modest automobiles, only $300 per month for each auto. He has minimum credit card debt, only $200.00 per month. Therefore his total committed cash out each month is $1,955, not including his cost for fuel, food, insurance and disposable income. Therefore his total cost of living, month to month, including his new house payment will be right at $3,000.

Now... let's put Mr. Buyer in his new home. He has exhausted his savings account because he had to put a minimum of 10% down ($15,000) and he had to pay his own closing costs, about $5,000. Mr. Buyer has NO cash reserves any longer. His total monthly cash outlay is 73% of his monthly income. What if he gets sick? What if his wife gets sick? What if his children get sick? What if his health insurance deductable, if he has health insurance, is so great that his cash outlay exceeds his income? Can he continue to be the frugal saver he was before he purchased his home?

I postulated this scenario to demonstrate where our real estate market may be heading. Do you think that it could come to pass that our nation re-visits the philosophy of our grand parents, wherein major purchases were made, ONLY if you had the cash to make such a purchase? Do you think if our national mindset takes this road, that Buyer's of real estate, could put off their purchase until they have enough of a cash reserve to sustain an unexpected "perfect storm of life"?

I don't know the answer and I'm not sure anyone out there does, but what I am certain of is... we're in for a very different upcoming decade or two. A few decades of frugal living and thrift spending. Do you think the Real Estate Industry might see our ranks shrink as those agents who got in the business of late run for more stable income producing platforms? If we do see a shrinking of our REALTOR ranks, do you think there will be enough business out there to grow our business? To the last questions, I am convinced the answer is Absolutely YES!

For those of you reading this BLOG post, who are not real estate agents, lenders, appraisers or home inspectors, you may find some component of my post that will lend itself to your own profession.

I believe that the questions raised are good ones. I believe we must all take a good hard look at where we have come, what we are going through and then set our sights on how NEVER to have to endure this kind of damage again. The first time this happened, "The GREAT Depression" our country was still young. She had never seen an economic down turn like that. The shame of where we find ourselves, as a nation and as individuals... today... is that we lost sight of what our grandparents learned and what they taught our parents and what our parents tried to teach us. We must learn this lesson this time so that our children and our children’s children never have to walk in this pit of fire again!


Lori & G-II are licensed REALTORS® with Coldwell Banker Residential Brokerage. They can be reached by cell phone at either 602.574.5674 for Lori or 602.796.5674 for G-II or via eMail at Lori.and.G-II@RealEstateInPhoenix.net.

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Sunday, October 12, 2008

REOs vs. The Short Sale... Sale Prices

Well... another bumpy ride on Wall Street last week... but then again... that's not news to anyone. Here's what you may not know though, the Real Estate Market may be in the beginning stages of stabilizing.

The Arizona Multiple Listing Service reports that there are over 6,200 residential properties currently in the Sale Pending category. This is about the same number of homes that were in the SOLD category in 2001, 2002 and 2006. Of the 6,200 homes in the Sale Pending category, a little over 2,000 were placed in the Sale Pending category between October 1st and 12th. Of that number over half are distressed property sales and of that number, over 80% are REO sales.

In the $125,000 to $175,000 price range REOs were reduced, from list price to sale price by as much as 24%. The difference between list and sale price for Short Sale transactions is only about 20% (*source ARMLS 10/2008). These statistics encompass all of ARMLS, an area spanning over 200,000 square miles. Nevertheless, the statistics demonstrate two important facts for real estate agents, sellers and buyer. First for the buyer; if the buyer is looking to purchase a Short Sale property, the buyer should be aware that lenders who negotiate Short Sale's for sellers are more inclined to hold out for sales closer to the actual value of the property. Second, these statistics also demonstrate the probable naïveté of the REO asset manager. ARMLS statistics show a growing trend for REO asset managers to accept offers that are far below the list price and even substantially below market value.

Buyers should understand that if he or she makes a purchase of an REO that is below probable market value, their purchase price helps set the value of the neighborhood. Therefore, making such a purchase could be considered a double edged sword; a great buy in terms of cash outlay but perhaps a detriment in terms of perceived value for future buyers of product in that community.

Why is this important? Because it is important for the buyer to know and understand market trends and to understand that these swings between list price and actual sale price can vary widely from community to community, city to city and state to state.

Here's an example. In the first 12 days of October 2008, in Surprise or El Mirage Arizona, the difference between list price and sale price for REOs was about 16%. Oddly enough, that was about the same statistic for sales of Short Sale transactions in the same cities. However, in Goodyear, REOs sold for about 13.50% less than the list price while Short Sale transactions closed only 9% less than list price.

It's important for sellers and buyers to seek out licensed REALTORS® who are well schooled in conducting these types of analyses. Making a real estate purchase in today's real estate market can be a huge win or a costly undertaking.

Lori & G-II are licensed REALTORS® with Coldwell Banker Residential Brokerage. They can be reached by cell phone at either 602.574.5674 for Lori or 602.796.5674 for G-II or via eMail at Lori.and.G-II@RealEstateInPhoenix.net.

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Wednesday, September 10, 2008

Down Payment Assistance Rescue

Down Payment Assistance Rescue


By now, everyone, or almost everyone, is aware that the Housing and Economic Recovery Act of2008 was signed into law by President Bush on July 30th, 2008. The bill was strongly supported by the NATIONAL ASSOCIATION OF REALTORS® (NAR). What many don't know is that NAR did not oppose SEC. 2113. CASH INVESTMENT REQUIREMENT AND PROHIBITION OF SELLER-FUNDED DOWNPAYMENT, a component of this bill that ripped away Down Payment Assistance Programs and increased the minimum down payment requirement of FHA buyers. I have searched everywhere to try and find an answer to why NAR would not take a stand on this very important issue but with little or no success. Now... here's a bit of trivia for you. It has been suggested that it was President Bush 1 who made DPA available to FHA buyers in 1999. And while it is true that it was his son, President Bush 2 who embezzled DPA from the FHA buyers on July 30th 2008, in an attempt to place blame for the current mortgage crisis on DPA type loans, DPA actually got it's birth in 1996 when... reportedly... Nehemiah's founder, Don Harris, who is also a real estate lawyer, found a mechanism within the statutes, that let charitable organizations make such gifts.

Section 2113 was inserted into H.R. 3221 at the eleventh hour, by the "Good O'l Boy's network on Capital Hill" just days before the President was to sign the bill into law; a typical underhanded trick perpetrated by many Washington "me first... you last" politicians.

To their credit, a group of honorable men and women, in the House of Representatives, launched an attack on Section 2113 of H.R. 3221. Less than 24 hours after President Bush signed H.R. 3221 into law and barely allowing the ink to dry, Al Green, U.S. Congressman for the 9th District of Texas along with Gary G. Miller, U.S. Congressman for the42nd District of California, MaxineWaters, U.S. Congresswoman for the 35th District of California and Christopher Shays, U.S. Congressman forthe 4th District of Connecticut sponsored H.R. 6694. H.R. 6694 is a bill intended to revise the requirements for seller-financed down payment assistance for mortgages for single-family housing insured by the Secretary of Housing and Urban Development. The bill does not address the increased down payment requirement but the bill does take an enormous step toward overturning the Down Payment Assistance regulation set forth in H.R. 3221.

H.R. 6694, FHA borrowers would need to meet a set of criteria that would help lay to rest the concerns expressed by the HUD over loans being granted to borrowers who have not demonstrated the necessary credit skills to maintain a mortgage payment. For example, the borrower would have to have a FICO credit score of not less than 680. However there are provisions where the buyer/borrower could have a FICO score as low as 620. You can read more about H.R. 6694 by CLICKING HERE.

There has been a lot of dispute leveled at the DPA programs, alleging that FHA DPA loans have a higher rate of foreclosure than those FHA loans that did not contain a DPA component. These allegations are simply not true. In fact a GAO (U.S.Government Accounting Office) study found that 91% DPA homebuyers were successful homeowners and were not in default on their mortgage! Contrast the DPA statistic with the current Fannie/Freddie crisis. Since late 2006 over 282 major lenders have gone bankrupt due to failed conventional Freddie/Fannie hybrid loans using either 80/20, 80/15/5, 80/10/10 and/or 100% LTV mortgages. Now... you tell me... which program has a better track record-the goofy NINJA (No Income, No Job, No Asset) loans of yesteryear or the FHA DPA loans? It really isn't rocket science!

When Brian D. Montgomery, the F.H.A. commissioner made the claim that FHA had to withdraw $4.6 Billion from it's $21 Billion capital reserve fund in May to cover the costs of losses, claiming that those losses were primarily due to the agency’s seller-financed down payment assistance mortgage program, he would not and could not assign any figures to sustain his claim. One can only conclude that Mr. Montgomery was simply pandering to the fears of Congress and to the National Press Club he spoke to in June 2008.

There have been allegations that DPA loan programs placed an unrealistic and over-burdensome strain on our economy. In fact, this is far from the truth. DPA programs helped to add over $24 billion to the economy from 2000 through 2005. Additionally, DPA composes over 40% of FHA business and uses NO tax-payer dollars to fund their programs. In reality, tax revenues generated to State and local governments by new home construction bought with DPA: 150,000 x $82,269 (amount in tax revenue generated from an average single family unit) was in excess of $12.3 Billion (that's BILLION with a "B") between 2000 and 2005. Now... contrast that track record with the multi-trillion dollar bailout of Freddie Mac and Fannie Mae, that will use your/our tax dollars. Where is the logic to strike at the very heart of the buyer pool who has demonstrated the most stable and responsible component of our mortgage economy? Over 1 million home owners have been created through the use of DPA FHA loans since its inception.

Between January 1st 2008 and August 31st 2008, the real estate industry saw record sales, depleting the swollen reservoirs of unsold inventory. According to ARMLS (Arizona Regional Multiple Listing System) over 80% of the closed transactions, in this time period, occurred in the price range under $346,250. Lenders who processed FHA loans reported that over 80% of their pipe line was DPA type FHA loans. If this is any kind of bell weather for the rest of the nation then the end of DPA can only spell a resurgence of unsold inventory and a depletion of the buyer pool. It has been projected, by AmeriDream, that the real estate market could lose 25,000 buyers per month from the national real estate landscape.

In 2008, two different federal courts took the rare step of striking down the HUD regulation which would have banned seller-funded down payment assistance (DPA). The courts’ decisions were NOT made on technical grounds, but for undamental substantive reasons—the courts ruled that the HUD regulation violated the most basic principles of the dministrative Procedures Act (APA), that is, that an agency which issues a regulation must present at least some “reasoned decision-making” in support of its position.

The APA sets a very low threshold for an agency to meet for a regulation to be valid if it is challenged in court. An agency does not need to convince a court that a regulation is correct. An agency merely needs to present a plausible rationale and minimal evidence supporting the regulation. Yet the courts held that HUD failed to articulate any plausible policy rationale or provide verifiable data in support of its position.

The courts ruled in the Civil Action No. 07-1282 (PLF), AMERIDREAM, INC., Plaintiff, v. ALPHONSO JACKSON, Secretary, United States Department of Housing and Urban Development, Defendant. that;

“HUD’s reliance on such flimsy anecdotal evidence ‘is not sufficient to enable [the Court] to conclude that the [Final Rule] was the product of reasoned decision-making.Motor Vehicle Mfrs.Ass’n v. State Farm Mut. Auto. Ins. Co.,

After HUD had it's head handed to them by the courts, HUD again proposed a rule to ban charitable DPA, but this time sought legislation which would impose a ban without HUD having to present any rationale or data supporting that policy.

The choice is clear. We all must rally to the aid of the DPA programs. The data, presented by HUD and all pundents who are proponents of stealing DPA from FHA buyers, is flawed... and twisted to strike fear in the hearts of the American tax payers and congress.

Please help put DPA back on-line for worthy and qualified FHA home buyers. CLICK HERE to locate your state representative and tell him or her that you want them to support and vote for H.R. 6694 before September 26th 2008... before Congress adjourns for the rest of the year.

You have our permission to copy and paste this BLOG post into the eMail body of any post you send to your representatives. You also have our permission to republish this BLOG or any portion of the BLOG to your own BLOG, as long as you do not alter our text. If you wish to add your own text to our copy, please feel free to do so.

Lori & G-II are REALTORS® with Coldwell Banker Residential Brokerage in Phoenix, Arizona.

Lori & G-II can be reached for comment at Lori.and.G-II@RealEstateInPhoenix.net or send a text message to their cell phone by CLICKING HERE or by cell phone at (602) 796-5674.

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Saturday, July 26, 2008

Congress Stabs FHA Buyers Through The Heart

Just when buying a house couldn't be any more challenging today, Congress and President Bush railroaded the FHA buyer with a last minute addition to HR 3221 aka, - The Housing and Economic Recovery Act of 2008 - aka, The Foreclosure Prevention Act of 2008 - aka, The New Direction for Energy Independence, National Security, and Consumer Protection Act - aka, The Renewable Energy and Energy Conservation Tax Act of 2007 - and... aka, The American Housing Rescue and Foreclosure Prevention Act of 2008.

First, and before I launch into my tirade about Section 2113 of HR 3221, I want you to take just a moment to reflect on what the much ballyhooed, Foreclosure Prevention Act of 2008 really dealt with. This BILL had so many heads growing out of it, that it began to look like the mythical hydra. This is a typical "Washington Maneuver" when creating legislation and/or laws. Our legislators just can't seem to focus on simply one single item. No... they have to tie one idea to another and then to another and to another and so on and so on. Soon enough, the idea that spawned the initial BILL, is loaded with all types of other issues and subjects that simply don't tie together, yet are lobbied for by each of their respective groups and authors... who in the end threaten to vote against the BILL, if their legislative baby does not survive. That is exactly what happened in the last 7 days to HR 3221.

HR 3221 was portrayed to the public as the "end-all" for homeowners who are in desperate straights with their mortgages. In my opinion, as a homeowner and REALTOR, the initial concept of HR 3221, Foreclosure Prevention Act of 2008, the Senate version and American Housing Rescue and Foreclosure Prevention Act of 2008, the House version was initially intended to help the homeowner escape the looming potential of foreclosure. Fortunately, that portion of HR 3221 survived pretty much in tact.

Somewhere along the line, Congress added the Housing and Economic Recovery Act of 2008, both the House and the Senate had their own versions of that portion of HR 3221 too. Then... one of our congressional wizards in the House came up with the New Direction for Energy Independence, National Security, and Consumer Protection Act, adding that component also to HR 3221. But it didn't stop there... nope... the nation began to really feel the pain at the gas pump so... enter the Renewable Energy and Energy Conservation Tax Act of 2007. Now, tell me... how the heck do we go from helping folks stave off foreclosure to "Renewable Energy and Energy Conservation Tax Act". It's simply amazing!

Each additional component of HR 3221 carried with it, its own set of lobbyists, special interest groups and of course, hours and days and weeks and months of debate in both houses. At one point, President Bush threatened to veto the BILL for reasons, yet unclear to me. Nevertheless, to appease the President and his pals on Capital Hill, more garbage was rolled into the BILL and two weeks ago, the crowning touch was added to HR 3221. Congress agreed to add a component to HR 3221, SEC. 2113. CASH INVESTMENT REQUIREMENT AND PROHIBITION OF SELLER-FUNDED DOWN PAYMENT ASSISTANCE. This sneaky, underhanded, despicable, hurtful, lousy addition to the BILL not only stripped away all forms of DPA (Down Payment Assistance) program help for the FHA buyer, but... to add some salt to the wound of the already bleeding pool of potential home buyers, our brain dead House of Representatives, also saw fit to increase the minimum FHA down payment requirement from 3% to 3.5% of the purchase price.

Even though FHA loans are not FICO driven, due to the recent mortgage meltdown, most... if not all, lenders are simply scared to death to make loans to buyers who don't fit the more stringent guidelines of conventional loans. It isn't bad enough that lenders, who are processing FHA loans will not even look at an FHA buyer unless he/she passes muster under Fannie/Freddie guidelines. Now Congress and our current administration sees wisdom in making it even more difficult for FHA buyers to secure financing. This means that an FHA buyer buying a $200,000 home must now bring an additional $1,000 to the closing table. And... this same buyer is now also paying upward of $4.50 for a gallon of gas. It appears that Congress and our current administration has lost all sight of the plight of the "little guy". Some how they find justice in forcing the average working class home FHA buyer to belly up to the bar, and suck it up. In this REALTORs opinion, there is NO logic in adding Sec. 2113 to HR 3221. The President should use his "Line Item" veto authority and rip this component out of HR 3221 when he signs the law into affect this week.

The bottom line is just this... if you are a buyer, in the market for a home under the current maximum FHA limit of $346,250 and if you were planning on taking advantage of a (DPA) Down Payment Assistance program such as AmeriDream, Nehemiah, DOVE or any other charitable down payment contribution loan vehicle, you MUST, MUST, MUST, secure your loan NOW. You MUST connect with a licensed real estate professional and then get allied with a reputable lender and get your home loan approved NOW. As of October 1st 2008, any home buyer, who wishes to use the FHA lending platform, will not be able to use any form of DPA loan.

Congress has stabbed the FHA buyer through the heart. The little guy pays the price again.

If the President really understood what this component of the HR 3221 bill meant to buyers all over the nation, he might... just maybe... rethink using his "Line Item" veto authority and remove Section 2113 from HR 3221 when he signs the BILL into law this week.

We truly hope that President Bush will rethink what he is doing when this law gets signed. Overall, the HR 3221 is a good bill. However, who ever the brain dead politition or group of polititions was/where, who authored this amendment, simply doesn't care about the working class FHA Buyer. That said... the amended component, SEC. 2113. CASH INVESTMENT REQUIREMENT AND PROHIBITION OF SELLER-FUNDED DOWN PAYMENT ASSISTANCE is simply BAD for FHA buyers, BAD for the Real Estate Industry and simply BAD for the economy.

Lori & "G-II are REALTORS with Coldwell Banker Residential Brokerage in Phoenix, Arizona. You can reach us at (602) 796-5674 or eMail us at Lori.and.G-II@GoAirForceHomes.info or Lori.and.G-II@RealEstateInPhoenix.net.

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Saturday, April 26, 2008

FHA & VA Home Buyers Have A Golden Opportunity

Consider this; new figures out today on the continued housing market slump making news, yet again, with new construction brining in national number of an 8.5% drop in sales for the first three months of this year and the National Association of Realtors sites a continued lag in March 2008 real estate sales of just under 17% of the March 2007 figures. These numbers are equal to figures we saw over a decade and half ago, back in 1991. Your FOX 10 MLS-Experts have the right answers to help educate sellers about selling in today's real estate market environment. Buyers also need to learn why buying in today’s market is a good idea.

THE NEGATIVE

In April 2008, new underwriting guidelines were published to most, if not all, of the major lending investors, such as FlagStar, IndyMac, Provident, Countrywide, BofA, Wells Fargo and the other mortgage lenders, still in business (check out http://www.mortgageimplode.com/ where you can read about 252 mortgage lenders and/or investors that have gone out of business since the middle of 2006)

The major MI (Mortgage Insurance) companies, Genworth, MGIC, RMIC and Radian have all increased limitations on mortgage insurance requirements. The MI parameters are even more restrictive in markets that are characterized as “declining”. Oh yes… and BTW… Maricopa County, Coconino, Yavapai, Gila, Pinal, La Paz, Yuma, Mohave and Pima are all considered to be DECLINING markets.

MORTGAGE INSURANCE IS NOT AVAILABLE FOR THE FOLLOWING:

  • Any LTV (Loan To Value) with FICO below 620
  • Any LTV above 97%
  • All Stated Income Loans LTV’s over 95% with FICO below 680
  • Loans with potential negative amortization
  • Cash Out Refinances on Investment properties FICO less than 680 on LTV’s over 90% in a declining market
This means that purchases that do not fit the parameters above are INELIGIBLE for conventional insured loans.

Also in April, the Maricopa County Tax Assessor published his expected value window for properties, across the county. The Assessor is projecting devaluation of as high as 41% in the West Valley with an average devaluation of property values hovering around 15%.

THE POSITIVE

The Temporary Loan Limit Increase for FHA loans, passed by President Bush’s economic recovery act, has altered (only until December 31st 2008) the maximum FHA loan limit from just over $263,000 up to, in Maricopa County, $346,250. According to the Arizona Regional Multiple Listing system, nearly 70% of the homes that sold, and closed, within the past 150 days, sold for under $346,250. Only a micro-fraction of the closed transactions took advantage of the FHA loan platform. Single family residential home existing inventory currently hovers right around 57,000 units. Nearly 65% of that inventory will fit the FHA finance platform.

Even better news! About two or three years ago, FHA/HUD implemented a hybrid of the popular FHA 203(k) financing platform. Today, qualifying buyers and homes can take advantage of what FHA refers to as their FHA 203 “Streamlined (k) loan platform. These types of loans allow a buyer to finance up to $35,000 for minor repairs and upgrades and these repairs and/or upgrades can be completed AFTER the transaction closes.

The use of FHA loans has been dormant since the beginning of this millennium. With lenders tightening lending parameters for conventional loans, the “Govies” FHA and VA loans, are going to be the product of choice, a staple of the lending arena and a necessity.

FHA loans are not, in and of them selves, FICO driven, although many lenders are placing FICO requirements of not less than 620 on borrowers. Again, this FICO requirement is not HUD/FHA driven. It is simply lender’s, and major investors, showing their nervous feelings about lending any money to anyone who cannot demonstrate a somewhat solid credit worthiness.

VA loan limits, for Maricopa County, are currently set at $417,000 and… what most vets don’t know, is that the vet can use their VA loan privileges again and again, once the previous VA loan has been paid off. Additionally, many… if not most… vets don’t know that if they have used their VA loan privilege in the past and still have an active VA loan… if that existing loan has not consumed their entire VA entitlement of $417,000 they can use the balance to purchase a new/additional home with the remaining entitlement.

Please feel free to give us a call at (602) 796-5674 if you have any questions.

PS:
Feel free to eMail this post to your friends and family... and let them know that you learned about this at
www.GoAirForceHomes.info and Lori & G-IIs eTeam, aka Lori & G-II

Bye for now,

Lori & “G-II”

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