Friday, February 20, 2009
Tuesday, February 17, 2009
Economic Stimulus Package Highlights
Well, it's not as good as I had hoped, but here are the highlights of Obama's plan as it pertains to the real estate tax credit:
There is now an $8,000 tax credit for 1st time homebuyers (defined as those not owning a home for the last three years). If the home is sold within the first three years then the credit will have to be repaid at settlement, otherwise the money is yours to keep! There are income limits ($75,000 for an individual or $150,000 for a couple). This credit is retroactive to January 1, 2009 and is valid through December 31, 2009. So, for all of you "first time" buyers...what are you waiting for? This is $8,000 of free money. Let's go claim yours!
Here's a link to a good article in the Wall Street Journal.
Give me a call at 215-499-6464 if you or someone you know is ready to take the plunge!
There is now an $8,000 tax credit for 1st time homebuyers (defined as those not owning a home for the last three years). If the home is sold within the first three years then the credit will have to be repaid at settlement, otherwise the money is yours to keep! There are income limits ($75,000 for an individual or $150,000 for a couple). This credit is retroactive to January 1, 2009 and is valid through December 31, 2009. So, for all of you "first time" buyers...what are you waiting for? This is $8,000 of free money. Let's go claim yours!
Here's a link to a good article in the Wall Street Journal.
Give me a call at 215-499-6464 if you or someone you know is ready to take the plunge!
Wednesday, December 17, 2008
Not a bad haul
This is a shot of the "Toys for Tots" that my office collected. I think we had more toys this year than in years past. And that's a good thing!
Tuesday, December 9, 2008
The 4.5% Solution?
I have seen a dramatic increase in activity in the local real estate market since interest rates have begun to drop. Some experts expect them to fall even further. Will this be the magic pill we've been waiting for?
Philadelphia Inquirer (12/5/08)
By Alan J. Heavens
Inquirer Real Estate Writer
Realtors, builders, and even the federal government have tried everything from giveaways to incentives to tax credits to get home sales back on track - all with scant results.
The newest suggestion - 4.5 percent fixed-interest rates for home loans fully guaranteed by the government's buying mortgage-backed securities - may be just the maneuver to get the market moving.
Or not.
The collapse of the overvalued U.S. housing sector is the source of what is now a worldwide economic crisis. It assures problems will persist until home sales and home values rise again. But the nation is officially in a recession, and this is no longer just about housing.
A 4.5 percent mortgage rate means nothing for a person without a job, and unemployment is increasing alarmingly.
Still, the housing industry likes the sound of the plan, reportedly being pushed by Treasury Secretary Henry M. Paulson Jr., that would cut rates to 4.5 percent. The experts have already calculated results.
"We predict that it will immediately sell 500,000 houses," said National Association of Realtors spokesman Walt Molony, speaking for the 1.26-million-member group.
The scope of the problem? There are 4.3 million existing homes for sale nationally, 48,000 of them in the eight-county Philadelphia region.
Last week, the Fed said it would lower borrowing costs for buyers by assuming $600 billion in debt issued or backed by Fannie Mae and Freddie Mac. That resulted in an almost-immediate fixed-rate decline of 43 basis points. Even the 5.53 percent 30-year fixed rate that Freddie Mac reported yesterday - down almost a percentage point since the last week of October, according to Freddie Mac chief economist Frank Nothaft - has been enough to increase refinancing and bump up home sales slightly.
Conventional mortgage applications jumped 150 percent nationally over Thanksgiving week, and refinances surged 300 percent. "Roughly three out of four mortgage applications were for refinance transactions, up from around half during the prior week," Nothaft said.
Refinancings have been increasing in the region since last week, although tighter credit rules in effect since the subprime meltdown in August 2007 have limited the effects.
"We had a nice surge of refinances on Tuesday and Wednesday [last week]," said Jim Goldsmith, branch manager of Gateway Funding in Horsham. "We typically track rates for past clients and notify them when a rate drop makes refinancing beneficial. Several applied right away."
On the other hand, many people who want to refi can't just show up and get it done.
"Borrowers wishing to refinance may find the value of their homes is down and now owe more than 80 percent of the value and must pay private mortgage insurance," said Jerome S. Scarpello, of Leo Mortgage in Ambler. He has had many inquiries, but only four applications "because they tell me that the rates are going down to 4.5 percent," he said.
Because Paulson has said nothing officially about the 4.5 percent plan, there is confusion over whether the rate and the government guarantee included in this latest plan would be for purchase only or for refinancing as well. "If it is only for new mortgages, it would not have a big impact," countered Nariman Behravesh, an economist with IHS Global Insight Inc., of Lexington, Mass. "If it also applies to existing mortgages" - refinancing - "then it could have a big impact on limiting the rise in foreclosures."
Kevin Gillen, Wharton research fellow and president of Econsult of Philadelphia, agrees.
"If this applies to purchase loans only, I not only don't see how this will help, I can also see how it could prolong and even exacerbate the housing correction," he said. The only people who can buy homes right now are those with sufficient income, decent credit, and a sizable down payment, and that's who this plan would help, Gillen said. But that's not who is in need of help. The ones who are in trouble are underwater on their mortgage, possibly unemployed, and are either close to, or in the process of, foreclosure. "This strikes me as a very indirect way to address the problem," Gillen said.
"If the rate were 4.5 percent, it would spur people," said Art Herling, regional vice president for Long & Foster Real Estate, who has been saying for months that the 6 percent fixed rate in place for more than a year has stalled sales.
Some experts are more impressed with the government loan guarantees than the lowered rates.
"The government needs to put Fannie, Freddie, the FHA and all entities involved in mortgages into the same agency working with the same set of guidelines, and then rates would remain low and the results for the economy would be amazing," said Philadelphia mortgage broker and Realtor Fred Glick. "Right now, the hottest mortgage product on the market is a 30-year fixed-rate loan at 5.5 percent backed by the federal government," said Peter Buchsbaum, branch manager of Arlington Capital Mortgage Corp. in Jenkintown. That and other FHA loans "are selling like wild."
Philadelphia Inquirer (12/5/08)
By Alan J. Heavens
Inquirer Real Estate Writer
Realtors, builders, and even the federal government have tried everything from giveaways to incentives to tax credits to get home sales back on track - all with scant results.
The newest suggestion - 4.5 percent fixed-interest rates for home loans fully guaranteed by the government's buying mortgage-backed securities - may be just the maneuver to get the market moving.
Or not.
The collapse of the overvalued U.S. housing sector is the source of what is now a worldwide economic crisis. It assures problems will persist until home sales and home values rise again. But the nation is officially in a recession, and this is no longer just about housing.
A 4.5 percent mortgage rate means nothing for a person without a job, and unemployment is increasing alarmingly.
Still, the housing industry likes the sound of the plan, reportedly being pushed by Treasury Secretary Henry M. Paulson Jr., that would cut rates to 4.5 percent. The experts have already calculated results.
"We predict that it will immediately sell 500,000 houses," said National Association of Realtors spokesman Walt Molony, speaking for the 1.26-million-member group.
The scope of the problem? There are 4.3 million existing homes for sale nationally, 48,000 of them in the eight-county Philadelphia region.
Last week, the Fed said it would lower borrowing costs for buyers by assuming $600 billion in debt issued or backed by Fannie Mae and Freddie Mac. That resulted in an almost-immediate fixed-rate decline of 43 basis points. Even the 5.53 percent 30-year fixed rate that Freddie Mac reported yesterday - down almost a percentage point since the last week of October, according to Freddie Mac chief economist Frank Nothaft - has been enough to increase refinancing and bump up home sales slightly.
Conventional mortgage applications jumped 150 percent nationally over Thanksgiving week, and refinances surged 300 percent. "Roughly three out of four mortgage applications were for refinance transactions, up from around half during the prior week," Nothaft said.
Refinancings have been increasing in the region since last week, although tighter credit rules in effect since the subprime meltdown in August 2007 have limited the effects.
"We had a nice surge of refinances on Tuesday and Wednesday [last week]," said Jim Goldsmith, branch manager of Gateway Funding in Horsham. "We typically track rates for past clients and notify them when a rate drop makes refinancing beneficial. Several applied right away."
On the other hand, many people who want to refi can't just show up and get it done.
"Borrowers wishing to refinance may find the value of their homes is down and now owe more than 80 percent of the value and must pay private mortgage insurance," said Jerome S. Scarpello, of Leo Mortgage in Ambler. He has had many inquiries, but only four applications "because they tell me that the rates are going down to 4.5 percent," he said.
Because Paulson has said nothing officially about the 4.5 percent plan, there is confusion over whether the rate and the government guarantee included in this latest plan would be for purchase only or for refinancing as well. "If it is only for new mortgages, it would not have a big impact," countered Nariman Behravesh, an economist with IHS Global Insight Inc., of Lexington, Mass. "If it also applies to existing mortgages" - refinancing - "then it could have a big impact on limiting the rise in foreclosures."
Kevin Gillen, Wharton research fellow and president of Econsult of Philadelphia, agrees.
"If this applies to purchase loans only, I not only don't see how this will help, I can also see how it could prolong and even exacerbate the housing correction," he said. The only people who can buy homes right now are those with sufficient income, decent credit, and a sizable down payment, and that's who this plan would help, Gillen said. But that's not who is in need of help. The ones who are in trouble are underwater on their mortgage, possibly unemployed, and are either close to, or in the process of, foreclosure. "This strikes me as a very indirect way to address the problem," Gillen said.
"If the rate were 4.5 percent, it would spur people," said Art Herling, regional vice president for Long & Foster Real Estate, who has been saying for months that the 6 percent fixed rate in place for more than a year has stalled sales.
Some experts are more impressed with the government loan guarantees than the lowered rates.
"The government needs to put Fannie, Freddie, the FHA and all entities involved in mortgages into the same agency working with the same set of guidelines, and then rates would remain low and the results for the economy would be amazing," said Philadelphia mortgage broker and Realtor Fred Glick. "Right now, the hottest mortgage product on the market is a 30-year fixed-rate loan at 5.5 percent backed by the federal government," said Peter Buchsbaum, branch manager of Arlington Capital Mortgage Corp. in Jenkintown. That and other FHA loans "are selling like wild."
Go green in '09
(Almost ex-)President Bush has signed into law new consumer tax credits for energy efficiency home improvements, as well as purchases of plug-in hybrid vehicles. These provisions were included in H.R. 1424, the Emergency Economic Stabilization Act of 2008, which the president signed on October 3, 2008. The homeowner tax credits are largely the same -- but not identical -- to those that expired at the end of 2007, and begin again on January 1, 2009. Taxpayers who claimed some but not all of the $500 federal income tax credit for energy efficiency home improvements that was in effect in tax years 2006 and 2007 may utilize the unused portion in 2009, the IRS has informed the Alliance to Save Energy.
What is a tax credit?
You don't receive an income tax credit when you buy the product, like an instant rebate. You claim the credit on your federal income tax form at the end of the year. The credit then increases the tax refund you receive or decreases the amount you have to pay.
What is the difference between a tax credit and a tax deduction?
In general, a tax credit is more valuable than a similar tax deduction. A tax credit reduces the tax you pay, dollar-for-dollar. Tax deductions - such as those for home mortgages and charitable giving - lower your taxable income. If you are in the highest 35-percent tax bracket, the income tax you pay is reduced by 35 percent of the value of a tax deduction. But a tax credit reduces your federal income tax by 100 percent of the amount of the credit.
You can get a one-time income tax credit of up to $500 in total for installing efficient new windows, insulation, doors, roofs, and heating and cooling equipment in your home.
What energy-efficient home improvements are eligible?
The overall $500 cap can be reached in several ways with the purchase and installation of energy-efficient products:
Exterior windows: 10 percent of the total cost, up to $200. Includes skylights and storm windows.
Insulation, exterior doors, or roofs: 10 percent of the cost of the product (but not the installation), up to $500. Includes seals to limit air infiltration, such as caulk, weather stripping, and foam sealants, as well as storm doors.
Central air conditioner, heat pump, water heater, or bio gas (e.g. corn) stove: up to $300 towards the full purchase price, including installation costs. Starting in 2009, geothermal heat pumps are instead eligible for a separate tax credit for 30 percent of the cost up to a maximum credit of $2,000.
Furnace or boiler: up to $150 towards the full purchase price, and/or $50 for an efficient air-circulating fan in a furnace, including installation cost.
In addition, to be eligible for the federal tax credits:
Windows, doors, and insulation must meet the requirements for your region of the 2001 or 2004 International Energy Conservation Code, a model energy code for buildings. All ENERGY STAR windows qualify.
Roofs must be metal with pigmented coatings or asphalt with cooling granules that meet ENERGY STAR requirements.
Heating and cooling equipment must meet stringent efficiency requirements - not even all ENERGY STAR products will qualify.
Also, windows, doors, insulation, and roofs must be expected to last at least five years (a two-year warranty is sufficient to demonstrate this). Manufacturers can certify (in packaging or on the company's web site) which of their products qualify for the tax credit. All the improvements must be installed in or on the taxpayer's principal residence in the United States. Condo and co-op improvements are apportioned to the owners. The credit cannot be taken against the Alternative Minimum Tax (AMT).
When are they available?
The home improvement tax credits apply for improvements "placed in service" from January 1, 2009, through December 31, 2009. They are not available in 2008, but mostly were available in 2006 and 2007. The IRS defines "placed in service" as when the products or materials are ready and available for use - this would generally refer to the installation, not the purchase.
What do I need to do to get the tax credit?
You will need to file IRS Form 5695 with your taxes. In addition, you will need to keep at least receipts proving that you purchased the improvements and a copy of the manufacturer's certification (or the ENERGY STAR label for windows).
Ask your accountant or tax advisor for further guidance.
What is a tax credit?
You don't receive an income tax credit when you buy the product, like an instant rebate. You claim the credit on your federal income tax form at the end of the year. The credit then increases the tax refund you receive or decreases the amount you have to pay.
What is the difference between a tax credit and a tax deduction?
In general, a tax credit is more valuable than a similar tax deduction. A tax credit reduces the tax you pay, dollar-for-dollar. Tax deductions - such as those for home mortgages and charitable giving - lower your taxable income. If you are in the highest 35-percent tax bracket, the income tax you pay is reduced by 35 percent of the value of a tax deduction. But a tax credit reduces your federal income tax by 100 percent of the amount of the credit.
You can get a one-time income tax credit of up to $500 in total for installing efficient new windows, insulation, doors, roofs, and heating and cooling equipment in your home.
What energy-efficient home improvements are eligible?
The overall $500 cap can be reached in several ways with the purchase and installation of energy-efficient products:
Exterior windows: 10 percent of the total cost, up to $200. Includes skylights and storm windows.
Insulation, exterior doors, or roofs: 10 percent of the cost of the product (but not the installation), up to $500. Includes seals to limit air infiltration, such as caulk, weather stripping, and foam sealants, as well as storm doors.
Central air conditioner, heat pump, water heater, or bio gas (e.g. corn) stove: up to $300 towards the full purchase price, including installation costs. Starting in 2009, geothermal heat pumps are instead eligible for a separate tax credit for 30 percent of the cost up to a maximum credit of $2,000.
Furnace or boiler: up to $150 towards the full purchase price, and/or $50 for an efficient air-circulating fan in a furnace, including installation cost.
In addition, to be eligible for the federal tax credits:
Windows, doors, and insulation must meet the requirements for your region of the 2001 or 2004 International Energy Conservation Code, a model energy code for buildings. All ENERGY STAR windows qualify.
Roofs must be metal with pigmented coatings or asphalt with cooling granules that meet ENERGY STAR requirements.
Heating and cooling equipment must meet stringent efficiency requirements - not even all ENERGY STAR products will qualify.
Also, windows, doors, insulation, and roofs must be expected to last at least five years (a two-year warranty is sufficient to demonstrate this). Manufacturers can certify (in packaging or on the company's web site) which of their products qualify for the tax credit. All the improvements must be installed in or on the taxpayer's principal residence in the United States. Condo and co-op improvements are apportioned to the owners. The credit cannot be taken against the Alternative Minimum Tax (AMT).
When are they available?
The home improvement tax credits apply for improvements "placed in service" from January 1, 2009, through December 31, 2009. They are not available in 2008, but mostly were available in 2006 and 2007. The IRS defines "placed in service" as when the products or materials are ready and available for use - this would generally refer to the installation, not the purchase.
What do I need to do to get the tax credit?
You will need to file IRS Form 5695 with your taxes. In addition, you will need to keep at least receipts proving that you purchased the improvements and a copy of the manufacturer's certification (or the ENERGY STAR label for windows).
Ask your accountant or tax advisor for further guidance.
Wednesday, October 29, 2008
First Time Buyer Tax Credit
Well, we have to do something to motivate buyers in this market. I think people know on some level that it makes sense to buy now, but it seems that buyers are paralyzed with fear and uncertainty. One of the best reasons to buy a house now is the $7,500 home ownership tax credit that the federal government created earlier this year as part of the Housing and Economic Recovery Act (H.R. 3221). Here's how it works:
1. Buyers have until July 2009 to make a purchase that qualifies.
The tax credit was passed in July of this year as part of the Housing and Economic Recovery Act (H.R. 3221). It’s worth up to $7,500 and can be taken in a single tax year. Authorization for the credit ends July 1, 2009, so if your customers wait to buy in the first half of 2009 they can take the credit on their 2009 tax return. Taxpayers can take the credit on their 2008 tax return if they bought their house this year after April 9.
2. Buyers don't really have to be "first-timers."
The tax credit is actually available to any individual or household that hasn’t owned a home for at least three years. And the NATIONAL ASSOCIATION OF REALTORS® has asked Congress to expand the credit to all buyers, not just those who haven't owned a primary residence in recent years.
3. Even if buyers exceed the income limit, they can benefit from the credit.
The actual credit amount is set as a percentage of the home purchase amount. That percentage amount is 10 percent, so your customers can get 10 percent of the home price credited against their tax liability, up to a maximum $7,500. Sounds like a great deal. But what if your clients make more money than the income limit of $75,000 for individuals and $150,000 for households? Good news: Individuals whose income exceeds the $75,000 limit but don't make more than $95,000 can still take the credit but on a reduced basis. The same thing applies to households earning up to $170,000. By the way, any house is eligible as long as it’s a primary residence and is in the United States.
4. Think of it as an interest-free loan.
The federal government requires the tax credit to be paid back in small, 6.67-percent increments over 15 years, although repayment will be no more than $500 yearly and payments will not start until 2011. For that reason, some analysts have likened the credit to a 15-year, interest-free loan to help make home buying affordable. NAR is pushing congress to remove the repayment provision, making this tax credit a true tax credit rather than an interest-free loan.
5. You don't have to be authorized before making a home purchase.
There is no pre-purchase authorization, application, or other approval process. Eligible buyers simply have to claim the credit on their IRS Form 1040 tax return and/or any form that the IRS might devise.
6. New-home construction qualifies.
For a home that a buyer constructs, the purchase date is the first date the buyer occupies the home.However, any home that is not a primary residence, such as a vacation home or income property, does not qualify.
So, what are you waiting for? Don't wait until June to start looking. Some of the best deals can be had in the winter months. Give me a call and let's get the ball rolling!
1. Buyers have until July 2009 to make a purchase that qualifies.
The tax credit was passed in July of this year as part of the Housing and Economic Recovery Act (H.R. 3221). It’s worth up to $7,500 and can be taken in a single tax year. Authorization for the credit ends July 1, 2009, so if your customers wait to buy in the first half of 2009 they can take the credit on their 2009 tax return. Taxpayers can take the credit on their 2008 tax return if they bought their house this year after April 9.
2. Buyers don't really have to be "first-timers."
The tax credit is actually available to any individual or household that hasn’t owned a home for at least three years. And the NATIONAL ASSOCIATION OF REALTORS® has asked Congress to expand the credit to all buyers, not just those who haven't owned a primary residence in recent years.
3. Even if buyers exceed the income limit, they can benefit from the credit.
The actual credit amount is set as a percentage of the home purchase amount. That percentage amount is 10 percent, so your customers can get 10 percent of the home price credited against their tax liability, up to a maximum $7,500. Sounds like a great deal. But what if your clients make more money than the income limit of $75,000 for individuals and $150,000 for households? Good news: Individuals whose income exceeds the $75,000 limit but don't make more than $95,000 can still take the credit but on a reduced basis. The same thing applies to households earning up to $170,000. By the way, any house is eligible as long as it’s a primary residence and is in the United States.
4. Think of it as an interest-free loan.
The federal government requires the tax credit to be paid back in small, 6.67-percent increments over 15 years, although repayment will be no more than $500 yearly and payments will not start until 2011. For that reason, some analysts have likened the credit to a 15-year, interest-free loan to help make home buying affordable. NAR is pushing congress to remove the repayment provision, making this tax credit a true tax credit rather than an interest-free loan.
5. You don't have to be authorized before making a home purchase.
There is no pre-purchase authorization, application, or other approval process. Eligible buyers simply have to claim the credit on their IRS Form 1040 tax return and/or any form that the IRS might devise.
6. New-home construction qualifies.
For a home that a buyer constructs, the purchase date is the first date the buyer occupies the home.However, any home that is not a primary residence, such as a vacation home or income property, does not qualify.
So, what are you waiting for? Don't wait until June to start looking. Some of the best deals can be had in the winter months. Give me a call and let's get the ball rolling!
Tuesday, October 14, 2008
267 Devon Way
Here is my newest listing. Why rent? This is a great two-bedroom, end-unit penthouse in Crestwood. If you know anyone who's looking for an investment, this is a good one! Offered at $199,850. I'd post more pictures, but I haven't yet figured out how. Email me if you want the interior photos and I'll be happy to send them along!
Here's the disclaimer stuff so I don't get in trouble with the Real Estate Commission: Offered by Long & Foster Real Estate, Inc. 215.493.5600/215.499.6464
Welcome
OK, I've resisted blogging long enough. I'm told that blogging about real estate is good for business. I know, I know...but what to blog about? The state of the local real estate market? Information on local communities? My listings? My personal life? Well, how about all of the above?
Please check back often for a potpourri of real estate-related news. If you have anything that you'd like to contribute you can email me at Julie.Snyder@LNF.com. I'd be happy to post your community news.
Happy reading!
Please check back often for a potpourri of real estate-related news. If you have anything that you'd like to contribute you can email me at Julie.Snyder@LNF.com. I'd be happy to post your community news.
Happy reading!
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