Real Estate Information

Given the malaise in the housing market in recent years, a double digit increase in purchase demand is a big deal. What’s even more impressive is that this increase occurred in the month of January, and without homebuyer tax credits stimulating demand. Housing demand in New Jersey exploded off the chart in January with 4,700 home-purchase contracts which equates to a 31% increase compared to one year earlier. That performance exceeded the 4,600 recorded in January 2010 when home sales surged due to the availability of home buyer tax credits, and was the best since 2008. Certainly the mild January weather had a hand in this compared to last year’s heavy snow accumulations. But an increase of this magnitude extends beyond a weather related influence.

In Freddie Mac's results of its Primary Mortgage Market Survey® the average mortgage rates climbed as the housing market ended 2011 on a high note. The 30-year fixed-rate mortgage averaged 3.98 percent reversing its previous three-week trend of setting all-time record lows. Despite the jump, this marks the eighth consecutive week the 30-year fixed has remained below 4.00 percent.

• 30-year fixed-rate mortgage (FRM) averaged 3.98 percent with an average 0.7 point for the week ending January 26, 2012, up from last week when it averaged 3.88 percent. Last year at this time, the 30-year FRM averaged 4.80 percent.
• 15-year FRM this week averaged 3.24 percent with an average 0.8 point, up from last week when it averaged 3.17 percent. A year ago at this time, the 15-year FRM averaged 4.09 percent.
• 5-year Treasury-indexed hybrid adjustable-rate mortgage (ARM) averaged 2.85 percent this week, with an average 0.7 point, up from last week when it averaged 2.82 percent. A year ago, the 5-year ARM averaged 3.70 percent.
• 1-year Treasury-indexed ARM averaged 2.74 percent this week with an average 0.6 point, matching last week when it averaged 2.74 percent. At this time last year, the 1-year ARM averaged 3.26 percent.
• According to Frank Nothaft, vice president and chief economist, Freddie Mac:
• "Fixed mortgage rates ticked up this week as the housing market ended 2011 on a high note. New construction of one-family homes rose 4.4 percent in December to an annualized rate of 470,000, the most since April 2010. Existing home sales increased 5.0 percent at the end of the year to 4.61 million houses, the largest amount since May 2010. Furthermore, pending home sales in November and December averaged the highest reading since the March and April 2010 period."

• Fed Vows to Keep Rates Low Until 2014

  The Federal Reserve announced that short-term interest rates will likely stay near zero for nearly three more years, a move that is expected to spillover to long-term mortgage rates for home buyers and home owners.

  In August, the Fed had made a rare move to say it would keep rates near zero until at least mid-2013. The Fed said Wednesday that the economy still needs more help and it will now extend that period to 2014.

  Fed Chairman Ben Bernanke said in a news conference that the Fed isn't happy with the modest economic recovery and that the Fed may need to take additional steps to spur recovery. He did not comment further on what those steps might be, though.

  While the economy has improved somewhat in recent weeks, Fed officials say it's worried about "strains in global financial markets" and the still high unemployment rate.

  Some critics say that the Fed's vow to keep mortgage rates low won't do enough to help the economy and the housing market. They argue that too many Americans are already unable to take advantage of the record low mortgage rates because of the tightening of lending standards.

  Bernanke shared that concern, saying that millions of home owners were unable to refinance because of damaged credit or being from underwater in their homes.

  Rising Rents Make Home Buying a Better Choice

  Fallen home prices and record-low mortgage rates have pushed housing affordability to a 40-year high. Meanwhile, rental prices are continuing to rise at a fast pace, according to a new report released by Hotpads.com, a rental listing service.

  Rental prices in 20 of the largest metro areas increased 3.75 percent in 2011, and prices are expected to continue to rise in 2012. Meanwhile, home prices fell by 1.83 percent in 2011, according to the report.

  "In a lot of cases it's getting to a point where it makes more sense for people to buy because rent has been going up significantly faster, while home prices have been falling," Paul Gleger, author of the report, told AOL Real Estate.

  According to the report, New York has the highest rental prices, with a two-bedroom apartment's median rent at $2,653. Other cities posting some of the highest median rents in the country: Boston ($1,929), Miami ($1,748), San Francisco ($1,607), Los Angeles ($1,717) and Chicago ($1,552).

  Home Affordability Offering Up 40-Year Deals

  Home affordability is at 1971 levels, due to falling home prices and record low mortgage rates, pushing home ownership in reach to more families, according to the U.S. Department of Housing and Urban Development (HUD).

  Home owners are bringing in nearly double the median income they need to cover the cost of an average home, HousingPredictor reports.

  "With interest rates at historically low levels and markets across the country beginning to improve, home ownership is within reach of more households," Bob Nielsen, chairman of the National Association of Home Builders, said in a statement.

  Home sales have been ticking up, according to recent reports by the National Association of REALTORS®, the National Association of Home Builders, as well as the Obama administration's December Housing Scorecard.

  However, some consumers are finding more stringent lending standards for getting a mortgage a roadblock to home ownership, and some housing experts have blamed tighter underwriting standards in recent years for continuing to hold back the housing market.

You've probably heard it all over media outlets. "Affordability is at an all-time high." "Interest rates are below 4.0 percent!" The question remains, however, why buy a home? What do these proclamations actually mean for you?

Let's look at these claims. Affordability is at an all-time high. This is calculated by a ratio of median household income to median home prices for any given area.

According to the National Association of Home Builders/Wells Fargo Housing Opportunity Index (HOI) this record level is around 73 percent of all new and existing homes. To put this number into perspective, before recent years' developments it was rare to see the HOI go above 60 percent.

"With interest rates at historically low levels and markets across the country beginning to improve, homeownership is within reach of more households than it has been for nearly two decades," said Bob Nielsen, chairman of the National Association of Home Builders (NAHB) and a home builder from Reno, Nev. "However, tough economic conditions -- particularly in markets that experienced major changes in house prices and production — as well as extremely tight credit conditions confronting home buyers and builders continue to remain significant obstacles to many potential home sales."

Some areas are fairing better than others. Topping the list for affordability, as one example, is Lakeland-winter, Florida, where a median household income of $53,800 made 92.5 percent of all homes sold within reach of buyers.

What does this mean for you, the buyer? It means that you should ask your local real estate agent what home prices are like in your area and compare those to your own family income. What is the median household income for your region? It varies greatly by city, state, and region. Are you in the position to buy a larger home or move up thanks to low rates and low prices?

The market is the perfect climate today for buyers with cash for downpayments, steady incomes, and good credit scores. Buying today is full of opportunity. You can buy more home for less money and pay less interest over the life of the loan thanks to incredibly low interest rates.

Rates have never been this low. They are currently under 4.0 percent for buyers with good credit (think credit scores at least 720). Even if you don't have an excellent credit score you may still be eligible for other good rates or deals. Now is the time to find out!

There are fewer buyers on the market, which means you have more leverage at the negotiating tables. Sellers are willing to make more concessions and many are motivated to sell, especially if their home has been lingering on the market.

Additionally, there are incredible deals to be had on the glut of foreclosed and short sale homes which are now on the market. Recent reports have indicated that this deluge of foreclosed home isn't going away any time soon due to delays from banks. Many homes that have been delinquent for years are just now hitting the market. These banks are ready to unload.

Why should you buy a home right now? You're going to find better deals, lower prices, and the best rates in history for buying a home. That sounds like an ideal time to enter the market!

As the race for the 2012 Presidential Election gets rolling, a new survey from the National Association of Home Builders (NAHB) shows what is on voters' minds.

Topping the list of concerns for voters is the importance of homeownership and the ease of obtaining it. The survey showed that American voters "strongly value homeownership and would oppose efforts to weaken or eliminate the mortgage interest deduction or diminish a federal role to help qualified home buyers obtain affordable 30-year mortgages."

Neil Newhouse, a partner and co-founder of Public Opinion Strategies, reports, "The American electorate is sending a clear message that owning a home remains a cornerstone of the American Dream and preserving a federal commitment to homeownership is essential to maintain a thriving middle class and get housing and the economy back on track."

Recent studies have backed this statement showing the ripple effect the housing market can have on other economic sectors. Housing invigorates the construction industry, remodelers, and even retail sales of home decor. More spending means more jobs, which in turn means more home buyers.

The survey found:

• 75 percent of voters see federal tax incentives for homeownership as appropriate.
• Two-thirds say that the federal government should help home buyers to afford a long-term or 30-year, fixed-rate mortgage.
• 73 percent of voters oppose eliminating the mortgage interest deduction.
• 96 percent of home owners are happy with their decision to own.

Celinda Lake, president of Lake Research Partners, said, "With the 2012 election season in full swing, candidates running for the White House and Congress would be wise to heed the will of the American voters, who have expressed broad support for government policies that encourage homeownership and oppose efforts to make it more difficult to get a home loan and to tamper with the mortgage interest deduction."

There have been some changing tides in real estate this month. Builder confidence continued to gain speed, rising four points to the highest level seen since 2007. This is the fourth consecutive month of gains.

Greater interest in home buying has begun to get builders geared up. Bob Nielsen, chairman of the NAHB, reports, "This good news comes on the heels of several months of gains in single-family housing starts and sales, and is yet another indication of the gradual but steady improvement that is beginning to take hold in an increasing number of housing markets nationwide -- and that has been shown by our Improving Markets Index."

There remains a strong concern among builders, however, of the ability of potential buyers to secure mortgages. For now mortgage applications have experienced a second consecutive week of increases, a possible indication that buyers are coming out of hiding and are returning to the market.

Michael Fratantoni, Mortgage Bankers Association's Vice President of Research and Economics, said, "Interest rates dropped last week due to continuing anxieties regarding the fragile economic situation in Europe. With mortgage rates reaching new lows, refinance volume jumped and MBA's refinance index reached its highest level in the last six months. Purchase activity also increased as buyers returned to the market after the holiday season."

 Real estate agents use comparable sales or "comps" (properties recently sold in the area) to see what the market bears for a listing price or value range marketing.

But what makes a home a good comp? A few things must line up in order for the agent to utilize the comp to justify your listing price. The same neighborhood, school district, similar street and, of course, similar housing features and size. If these things align, then a comp can be used to provide a current estimated value of your home.

Ideally, using a comp from a home that is the same model in the same subdivision is key. Even better is if a sold comp closed escrow very recently. Taking comps from many weeks or months before can weaken the comp.

The expertise of a highly knowledgeable real estate agent can save you many hours of research and headaches. Most people don't really know how to compare real estate properties, which is why they hire an agent. Good agents take the work out of selling your home and give you solid reason to understand why the agent is pricing the home at a particular price.

Location, upgrades, amenities, sale date, extras, foreclosures, short sales, and unique nuances of the home all affect the listing price and how your home is compared to a comp.

Taking a closer look at each of these shows exactly what people in your area might be looking for when it comes to buying a home. For instance, a higher price on a home that has a pool can indicate that this is a family neighborhood and buyers put an increased value on amenities that create family/social fun. Your home may not have a pool but it might have another type of amenity: tennis courts, gym, or putting green.

Agents look at both what is similar and what makes your home stand out. They search for the best characteristics to showcase and, when comparing your home to others that have sold, they look to see how yours stacks up from a buyer's perspective.

Agents can add value to a home that might not have, say, for instance, the pool. Instead, your home might have an extra bedroom or den complete with floor-to-ceiling, high-quality bookcases.

Reviewing the comps can provide a lot of insight about sales in your neighborhood. Physically viewing the properties can be even more eye-opening. Agents who routinely work in the neighborhood may have an excellent grasp of which homes will sell fastest. It's not a lucky guess.

They've been inside these homes and have seen the notable upgrades or the tragic flaws of a home. They also know which homes were foreclosures or short sales. Generally, a foreclosed home is in poor condition. However, a short sale can be in much better condition. Both of these sales are at discounted rates. So, if a comp is used from one of these types of sales, your agent will take careful consideration to evaluate the distinct differences that may increase the value and, ultimately, the listing price on your home.

John Ulzheimer, president of Consumer Education at SmartCredit.com, the credit blogger for Mint.com, is an expert on credit reporting, credit scoring and identity theft.

Formerly with FICO, Equifax and Credit.com, Ulzheimer is a rare editorial source -- a recognized credit expert who actually comes from the credit industry.

He often references in his writings the "Seven FICO Deadlies," credit score deflating actions, but only recently identified them in one consolidated list.

Your credit score, from about 350 (poor) to 800 (excellent) is a numerical rendition of your credit report. The higher your score, the more likely you'll get approved for credit and the more likely you'll get the best rate and terms. Negative actions posted to your credit report, take a bite out of your credit score.

Here's what Ulzheimer says are the seven worst things you can do to your credit score. And speaking of "seven," that's how many years these black marks can stay on your credit report.

As any daredevil, extreme sports addict or adrenaline junkie knows, well-grounded preparation for the specific task at hand is what takes the fear out of trying. The sometimes risky sport of home buying is no different.

Those who've suffered the agony of defeat in what's likely the most dangerous consumer game, learned the hard way that sheer fearlessness isn't enough to become and remain a homeowner -- through good times and bad.

With the rules of the housing game changed forever, preparing to just squeak by the home buying ordeal isn't enough to achieve a decisive and lasting victory. The idea isn't just to buy a home. The goal is to keep your own roof over your head. Preparation is key, according to the National Association of Realtors (NAR). From NAR, here's how to get ready to be and remain a homeowner.

Create a wish list. Write down housing wants and needs. Include all the physical characteristics you want or need. Include style, size, layout and room configuration. Look at the number of bedrooms and bathrooms, and the basic amenities you must have. Include critical features such as location and services and a home's proximity to good schools or public transportation lines.  

Browse for housing. Realtor.com and other Web sites offer home valuation features and neighborhood data on trends in local markets. Use features to determine how a listing compares with nearby, comparable properties in terms of value, actual sales prices, home features, neighborhood characteristics, and more.  

Work with an expert. Finding a professional real estate agent who will represent your best interests can make the difference in location, negotiating the best offer, and closing the home of your dreams. Look for a full time real estate agent, who has uploaded telling photos and videos of their listings and look for agents with good Web sites to market your listing.  

Get the complete picture before you visit. You can't know everything about a community from an online listing. Schools, crime, and proximity to shopping and work all impact property values. NAR says talk to a Realtor and go to Realtor.com to explore communities.

 Make sure the property details are reliable. Buyers need know when a listing has experienced a price change. Look for Web sites like Realtor.com that updates listings frequently, including price changes. Fresh and reliable information is critical. Realtor.com time stamps listings to help buyers make better informed decisions. Get email alerts and stay on top of changes so you can be first to act.

Summer heat is a mastermind at emptying our wallets. In today's economy, many families cannot afford large rises in their monthly bills. How can you keep energy costs low this Summer?

Implement these simple tips into your daily routine and you'll find big savings

First, substitute traditional incandescent bulbs with Compact Fluorescent Lights (CFLs). The initial cost may be higher, but CFLs use less energy and last 1,000's of times longer.

The next consideration can save you money now and later. There are numerous tax credits available for energy upgrades, such as insulated windows. You can visit energystar.gov to get the specifics. Insulated windows and doors are a great way to keep cool air in and hot air out. If you are replacing windows, consider using an insulating window wrap around the new install. This will help reduce energy loss from around the window.

Now is also a good time to do a quick home inspection. Check for leaky duct work. There's no reason to pay to cool your attic! Be sure that attic vents are open and have good circulation.

If you live in an old house, you may find that your attic insulation is non-existent or in need of upgrading. Do a thorough inspection of your home to see where it needs some TLC.

Next, embrace fans. They can circulate and move air, requiring less need for air conditioning.

Speaking of air conditioning, there is now a new alternative to traditional window units. Window units are eyesores that lack energy efficiency. For around $300 to $500 you can buy portable AC units. These portable units mean you can move them from room to room as needed. They use a no-drip technology that saves money by using an eco-friendly refrigerant gas. They also come with an adjustable thermostat and 24-hour countdown timer -- two more energy-efficient upgrades.

If you have central air, be sure to keep the temperature turned up during the day when you are away from the house. Don't turn the unit off completely, since then it has to work overtime to cool the house when you arrive home. If you can, program your thermostat to turn down 30 to 45 minutes before you return home each day.

To keep your unit working at optimum efficiency, replace your air filter regularly and have it serviced when needed.

Next on the list of ways to reduce your energy bill is keeping appliances unplugged when not in use. Even if an appliance is off, but still plugged in, it will be drawing power. Keep appliances unplugged, or go for a clean-line look and store them whenever they aren't in use.

These are just a few tips that can help you reduce your energy bill. Good luck saving this Summer!

In Freddie Mac's results of its Primary Mortgage Market Survey, the 30-year fixed-rate mortgage averaged 4.55 percent with an average 0.8 point for the week ending July 28, 2011, up from last week when it averaged 4.52 percent. Last year at this time, the 30-year FRM averaged 4.54 percent.  

15-year FRM this week averaged 3.66 percent with an average 0.7 point, the same as the previous week when it also averaged 3.66 percent. A year ago at this time, the 15-year FRM averaged 4.00 percent.  

5-year Treasury-indexed hybrid adjustable-rate mortgage (ARM) averaged 3.25 percent this week, with an average 0.6 point, down from the previous week when it averaged 3.27 percent. A year ago, the 5-year ARM averaged 3.76 percent.

1-year Treasury-indexed ARM averaged 2.95 percent this week with an average 0.5 point, down from the previous week when it averaged 2.97 percent. At this time last year, the 1-year ARM averaged 3.64 percent.  

Macroeconomic data released this week were a mixed bag. On the positive side, the index of leading indicators in June rose for the second consecutive month, beating the market consensus forecast.  Partly offsetting this, orders for durable goods were weaker than market expectations for the same month. The net effect on mortgage interest rates was very little change from the prior week.

Seasonal home buying is beginning to prop up house price indexes across the nation. For instance, the S&P/Case-Shiller® 20-City Composite index (not seasonally-adjusted) rose for the second consecutive month in May to the highest reading since January. In addition, 17 of the 20 cities exhibited increases, led by a 2.7 percent monthly gain in Boston and a 2.6 percent rise in Minneapolis. Compared to a year ago, though, values were lower in 19 of the 20 markets as of May; bucking the trend elsewhere, the Washington, DC metro area posted a 1.3 percent gain in prices over the past year.

Sellers Sweeten the Deal to Attract Buyers

Need to give buyers some extra incentive to choose your listing over the large inventories of others? Sure, price will get their attention, but some incentives may be the extra motivation needed to get the deal to the closing table.

Here are a few common extras that are growing in real estate transactions.

Home Warranties: Home warranties, which can cover the repair or replacement of many home system appliances and components (such as air conditioner, water heaters, and more), can provide buyers with some extra confidence when purchasing a home. "Home warranties are appealing to buyers because they cover appliances and system components that a new home owner has no familiarity with," says Lelia Chapman, vice president of field sales for American Home Shield. "Sellers benefit from offering a home warranty because it sets the home apart from the rest of the competition in today’s saturated market, often leading to faster sales at better prices."

Seller financing: With tight credit nowadays making it difficult for some to get a loan, some sellers may even offer financing to get a deal closed. Seller financing, in which the seller is willing to hold the loan, has become more common. Seller-financing is generally offered at a higher rate that is capped at a few years and then requires the buyer to pay off the loan or find new financing.

Furniture: Furniture can be costly to move anyway so more sellers are offering some of their furnishings to sweeten home deals too. For example, if sellers are moving to a condo, in which lawn care is no longer their responsibility, throwing in that riding lawn mower may just be the extra incentive a buyer needs. Some home sellers also may even offer to sell some of the furniture to the buyer at a discounted price to earn a few extra bucks.

Creative offers: Some home sellers are getting more extravagant and creative with the incentives they are offering to buyers. Some have even offered a week’s vacation in Hawaii or thrown in a time-share ownership, which they wanted to unload anyway.

Fix It Made Easy

A broken appliance can be stressful, but finding the right part to fix it doesn't have to be, thanks to APWagner.com.

Based in Depaw, N.Y., APWagner.com is a leader in the distribution of appliance parts and accessories. The 80-year-old firm services appliance dealers, service technicians and do-it-yourselfers Recently, the site has started a live, online chat section so users can find what they are looking for on the first visit. "In our fast paced, technological world, people want options. They need help and they need it fast," said President Mike Mangan. "Our parts professionals are some of the best in the business and will be able to help everyone with their hard to find parts!"

The company has an inventory of more than four million pieces, and parts pros are available from 8 a.m. to midnight, seven days a week. The website also offers detailed descriptions and photographs of many products, image schematics and repair and maintenance tips for all types of major appliances.

Don't Let an Empty House Jeopardize a Sale

More home sellers are leaving their properties completely unfurnished while they sit on the market. Some argue that an empty house lets prospective buyers more easily picture their belongings in the space, take measurements, and examine recent improvements.

However, real estate brokers warn that empty homes must be well maintained, as overgrown lawns could lead buyers to wonder what interior components have been neglected as well. They recommend that sellers keep vacant dwellings clean and in top-notch condition, as flaws cannot be camouflaged by furniture.

Some buyers seek out empty homes because they believe the owner is desperate to make a sale. Sellers unable to generate buyer interest are urged to bring in some furnishings to create a lived-in look.

Remodeling Magazine's latest Cost Versus Value Report 2010-2011 has been released and it revealed that the recent declines in housing are having substantial effects on the remodeling market.

Unfortunately for homeowners, there has been a downward trend since 2006 in the cost-to-value ratio, though now this pace has quickened, falling 3.8 percent in the last year. While homeowners were once able to make upgrades and additions to their homes and recoup this value during resale, these same updates now mean less return. An unstable jobs market has purse strings tightened and remodeling markets are feeling the squeeze.

The report revealed, however, the top 10 remodeling projects in the last year. Leading the way in cost versus value are exterior replacements, with garage doors and entry-doors at the head of the class.

According to the report, "Replacement projects have always performed better in resale value than other types of remodeling projects, partly because they are among the least expensive projects in our report, and partly because they are non-discretionary improvements that contribute to curb appeal, which is a strong subjective factor among home buyers." Curb appeal is your home's first impression. This is why another project topping the list is wood deck additions. Outdoor space still reigns supreme, with these additions tying for fourth with minor kitchen remodels.

Minor kitchen remodels carry a higher price tag, but can be a sure-fire way to seal the deal in high-end markets. Kitchens are what "most prospective buyers [consider] most important room in the home," the report says. "Minor kitchen remodel may at first appear to buck the trend -- at $21,695 nationally, it is the highest price among projects under $25,000. But this project represents a relatively inexpensive "face-lift"."

Cost is at the forefront of homeowners' minds. With the unemployment rate near 9 percent and debt talks still looming over Congress, Americans are watching their dollars. They are keeping remodeling jobs small and inexpensive. Also making the top ten are attic bedroom and basement remodels. These projects use existing space and are cost-conscious.

Remodeling Magazine says, "Many homeowners have scaled back their remodeling plans. In some cases this means the projects are smaller in square footage ... in other cases, the work may be performed in phases to spread the cost over a longer period of time. Also, homeowners nowadays are selecting a wider range of quality than has been the case in the past. When choosing fixtures and finishes, they are trading the savings on lower-priced items for the ability to afford higher-priced items they deem more essential or more desirable. "

The top non-replacement projects reflect this mindset. These figures are a glance at the nation as whole, though. There are still regions experiencing higher cost-to-value rations, namely in the Pacific and Southern regions. The report notes, "A number of cities in this year's report show cost recouped averages that are above 100% for some remodeling projects. In general, this indicates that, on average, those projects are worth more in resale value than the owner spent to construct them. This may seem impossible, particularly to homeowners in areas where property values are stalled or dropping, and it certainly is the exception to the rule. When it does occur, however, it is usually tied to a particularly hot real estate market or to specific projects that are either in high demand."

Increased market confidence, higher employment rates, and more even home prices could all be contributing factors. When people are confident that the market is on the mend and will rebound, they are more likely to enter the market. Increased buyer demand is just what an ailing market needs.