A new company called Faira, founded by a guy who designed business models for eBay and Microsoft, wants to sell your home with less stress and fewer costs.
While they’re not promising to sell it in just three days, like some other companies, they are eliminating the standard 6% commission model and making the process more transparent.
However, they will still support sellers in ways real estate agents do by providing an MLS listing, syndication to listing sites such as Zillow and Redfin, professional photography, signage, open houses, and more.
Appraisal and Inspection Done First
Additionally, Faira will coordinate a home inspection, conduct an appraisal using an independent third-party, and pull a preliminary title report.
In exchange, they ask for a $500 refundable deposit from the seller to ensure they’re serious about listing their home, seeing that Faira will be spending “thousands of dollars” on that inspection, appraisal, and title report.
Prospective buyers must also pony up a $500 refundable deposit if they wish to make an offer on a home listed on Faira, again, to ensure they’re serious and not just wasting everyone’s time.
Assuming their offer is accepted, they must pay 0.5% of the purchase price (non-refundable) within five business days to satisfy the Faira Platform fee, which is included in the price of the home.
Faira decided to get an inspection and appraisal done before listing the home to determine the right sales price of the property and also eliminate the likelihood of a buyer asking for a price cut after their inspection finds something unfavorable.
The appraisal actually isn’t shared with the buyers. Instead, the seller can utilize it to set their listing price.
However, once a buyer makes an offer, there is a Faira Appraisal Guarantee that kicks in if the mortgage is denied due to a low appraisal.
How to Make Offers on Faira
When it comes to making an offer on Faira, the buyer can set a maximum price, which is kept confidential and not shared with other potential purchasers or the seller.
Additionally, the maximum purchase amount is only used if other sellers bid it up to that amount, and there is an escalation amount of $1,000.
This is similar to how eBay works, which the founder seems to be basing this new service on.
Let’s assume a home is listed on Faira for $500,000.
If one buyer sets a maximum price of $500,000 and another has a maximum price of $550,000, the sales price would actually only be $501,000.
Or if there’s only one offer with a maximum bid of $550,000 and the sales price is $500,000, the offer would drop to $500,000 (the list price) by default.
This saves the top bidder from spending too much on the property, but also means the seller is potentially shortchanged in the process.
So clearly there’s a bit of risk on both sides of the negotiating table, though that advance appraisal is meant to save the seller from listing too low I suppose.
Faira Wants to Sell Zillow CEO’s Home
For the record, Faira still appears to be in beta mode – they are “only accepting a few homes at a time,” while they fine-tune the process. However, you can still apply. I only saw a handful when I visited the site.
Interestingly, they actually offered to sell Zillow CEO Spencer Rascoff’s Seattle area investment property.
As a marketing gimmick, Faira CEO Kamal Jain wrote an open letter to Rascoff, claiming his company would be able to sell the home for less commission and without additional price cuts.
The property, which has been languishing on the market since early July, has seen its listing price slashed twice, from $1,295,000 originally to $1,199,000 today.
Kamal is guaranteeing the $1,199,000 sales price if he lists it on Faira or the next $50,000 price cut will be on them.
Of course, it’s all a bunch of nonsense because there’s no way Rascoff would ever list his home on a competing service.
Faira Offer Assist
Recently, the company launched “Faira Offer Assist” to those who find a home without the help of a buyer’s agent.
Faira will give these home buyers the full agent commission (typically 3%) at closing that would otherwise go to the agent representing the buyer.
So on a $300,000 home purchase we’re talking $9,000 potentially. However, there is a 0.5% fee for participation in this program, so my assumption is you actually only receive 2.5% back at best.
Faira also seems to want to make offers without inspection contingencies, which seems a bit odd to me (and potentially risky), and also mentions the idea of waiving financing contingencies.
Generally, waiving contingencies isn’t smart unless you’re a very savvy buyer who knows exactly what you’re getting into.
But getting the real estate agent’s commission sure sounds nice.
Read more: Is Google about to replace your real estate agent?
Are you dreaming of owning a piece of the American Southwest? Arizona, with its vibrant desert landscapes, sunny weather, and diverse cultural attractions, offers an irresistible allure for those seeking a new place to call home. However, before embarking on this exciting journey, it’s essential to understand the homebuying process specific to the Grand Canyon State. From navigating local regulations and financial considerations to finding your perfect abode in a downtown Phoenix condo or a serene house in Gilbert, this Redfin article will serve as your comprehensive guide to buying a house in Arizona.
So, fasten your seatbelts as we explore the steps, intricacies, and tips to make your Arizona homebuying experience smooth and successful.
What’s it like to live in Arizona?
With its year-round sunshine and warm climate, Arizonans enjoy an outdoor-centric lifestyle by hiking, golfing, and exploring the vast desert landscapes. The state is also home to several renowned national parks and monuments, including the breathtaking Grand Canyon and the stunning red rocks of Sedona, providing endless opportunities for adventure and exploration. Arizona is also known for its intense summer heat, and protecting yourself and your property when living there is essential. Check out this article to learn more about the pros and cons of living in Arizona.
Arizona housing market insights
The Arizona housing market is experiencing some notable trends and shifts. The median sale price currently stands at $436,100, showing a 6.2% decrease compared to the previous year. Several cities in Arizona have emerged as competitive real estate markets, including Pinetop, Flagstaff, and Cottonwood. Popular cities in the Phoenix area, such as Scottsdale, Chandler, and Gilbert, are also witnessing significant growth and attracting prospective homebuyers. However, the housing supply in Arizona has decreased by 4.7% year-over-year, indicating a tightening market. These data points suggest a dynamic and evolving housing market in Arizona, with fluctuating prices, competitive cities, and limited supply, all of which have implications for buyers.
Finding your perfect location in Arizona
For several reasons, selecting the perfect location for buying a house in Arizona is vital. First and foremost, Arizona offers diverse landscapes and communities, each with its unique charm and amenities. By carefully considering your desired location, you can align your lifestyle preferences with the area’s offerings. Additionally, the location of your home greatly impacts factors such as commuting time, access to essential services, quality of schools, proximity to recreational opportunities, and potential appreciation of property value over time.
If you’re unsure where to start, using tools like a cost of living calculator can help you determine what cities are within your budget. We’ve put together a glimpse of the five popular cities, so you can get an idea.
#1: Tucson, AZ
Median home price: $330,000 Tucson, AZ homes for sale
Moving to Tucson offers a unique and vibrant experience that blends desert beauty, cultural richness, and a relaxed atmosphere. Outdoor enthusiasts can delve into the picturesque trails of Saguaro National Park, embark on invigorating hikes or bike rides in the nearby Catalina Mountains, or indulge in a round of golf on world-class courses. Embracing its rich cultural heritage, Tucson boasts a thriving arts scene featuring captivating museums, art galleries, and the renowned Tucson Gem and Mineral Show. While the cost of living in Tucson exceeds the national average by 4%, there are affordable Tucson suburbs, ensuring a balance between cost-effectiveness and access to the city’s attractions.
#2: Mesa, AZ
Median home price: $440,000 Mesa, AZ homes for sale
As the third-largest city in Arizona, Mesa is known for its suburban neighborhoods, well-maintained parks, and outdoor activities. Moving to Mesa, you’ll enjoy over 300 days of sunshine each year, making it ideal for outdoor enthusiasts. Explore the nearby Superstition Mountains, go hiking or biking in Usery Mountain Regional Park, or enjoy water sports at the nearby Saguaro Lake. Mesa also offers a rich cultural scene, with attractions such as the Mesa Arts Center, which hosts a variety of performances, exhibits, and festivals throughout the year.
#3: Phoenix, AZ
Median home price: $439,950 Phoenix, AZ homes for sale
Known as the Valley of the Sun, Phoenix is a bustling metropolis with a thriving economy, vibrant culture, and many amenities. With a move to Phoenix, residents can enjoy an abundance of sunshine throughout the year, allowing for a wide range of outdoor activities such as hiking, golfing, and exploring the scenic desert landscapes. Phoenix is home to major sports teams, including the Phoenix Suns and the Arizona Diamondbacks, offering exciting opportunities for sports enthusiasts. Additionally, if you’re looking for affordable Phoenix suburbs, several options provide a more budget-friendly housing market while offering access to the city’s amenities.
#4: Flagstaff, AZ
Median home price: $645,000 Flagstaff, AZ homes for sale
Flagstaff enjoys all four seasons, attracting residents who revel in the mesmerizing hues of autumn, the snowy winters that offer thrilling skiing and snowboarding opportunities at Arizona Snowbowl, and the mild summers perfect for hiking and camping. If you’re a lover of stars, moving to Flagstaff will grant you the chance to experience the Lowell Observatory, where residents can delve into the wonders of the night sky. It’s worth noting that the cost of living in Flagstaff is 14% higher than the National Average. Still, the city’s unique offerings and natural beauty make it a worthwhile investment for those seeking an exceptional living experience.
#5: Scottsdale, AZ
Median home price: $830,000 Scottsdale, AZ homes for sale
Scottsdale is renowned for its world-class resorts, spas, and golf courses, attracting visitors and residents seeking relaxation and indulgence. Scottsdale’s Old Town showcases a charming blend of historic charm and modern sophistication with its trendy boutiques, art galleries, and renowned dining establishments. Moving to Scottsdale can be expensive, with the cost of living exceeding the national average by 13%. If you want to stay on a budget, there are affordable suburbs outside downtown.
The homebuying process in Arizona
If the allure of Arizona has swept you away, and you have your heart set on a specific city or neighborhood, it’s time to dive into the homebuying process.
1. Prioritize your finances
Getting your finances in order is crucial when buying a house in Arizona. You can position yourself for a smooth and successful homebuying journey with careful financial planning and preparation. Start by assessing your credit score and addressing any issues to ensure you qualify for favorable loan terms. Next, determine your budget and calculate how much you can comfortably afford, considering factors like down payment, closing costs, and monthly mortgage payments. Using tools like an affordability calculator can help you determine your budget.
Various programs are available for first-time homebuyers in Arizona, including the Pathway to Purchase, which can assist with up to $20,000 in down payment and closing cost assistance.
2. Get pre-approved from a lender
Securing a pre-approval when buying a home in Arizona can provide numerous advantages. By obtaining pre-approval from a reputable lender, you clearly understand your financial standing and borrowing capacity. This knowledge empowers you to set a realistic budget, ensuring you focus on homes within your price range. Pre-approval also enhances your credibility as a buyer, demonstrating to sellers that you are serious and financially qualified.
3. Connect with a local agent in Arizona
Working with a local agent during the homebuying process in Arizona is of utmost importance. Local agents possess invaluable knowledge and expertise specific to the Arizona real estate market, which can significantly benefit buyers. They are well-versed in the intricacies of different neighborhoods, market trends, and pricing dynamics across the state. So whether you need a real estate agent in Tucson or an agent in Phoenix, they’re here to help.
4. Start touring homes
When touring homes in Arizona, keep a discerning eye and consider key factors that can influence your decision. First, pay attention to the home’s location and neighborhood. Consider proximity to schools, amenities, and commute times to ensure it aligns with your lifestyle. Assess the property’s condition, checking for any signs of wear, structural issues, or potential maintenance needs. Look for natural lighting, functional layouts, and ample storage space that meet your requirements.
5. Make the offer
The offer is a critical aspect of the homebuying process in Arizona, carrying significant weight in determining whether your dream home becomes a reality. Crafting a strong offer is essential to stand out in a competitive market. Consider the listing price, property condition, and local market trends to determine a fair and competitive offer. Your offer should include the purchase price, contingencies, and desired timelines for inspections, financing, and closing.
6. Close on the house
The closing process is a pivotal moment in the homebuying process in Arizona, where all the necessary paperwork is finalized, and ownership of the property is transferred. It’s a critical step that requires careful attention to detail and a thorough review of the closing documents. During the closing, you will sign various legal documents, including the mortgage, deed, and other necessary paperwork. It’s essential to carefully review and understand these documents before signing to ensure you know the terms and obligations.
If you’re new to the process and still have questions, Redfin is here to help. The First-Time Homebuyer Guide goes into more detail about each step in the homebuying process.
Factors to consider when buying a house in Arizona
Due to Arizona’s geographical location, there are distinct factors to consider when buying a home.
Climate and weather
When buying a house in Arizona, it is crucial to consider the climate and weather, as well as the impact climate change is having in the state. Arizona offers a diverse range of climates, with hot summers exceeding 100 degrees Fahrenheit (38 degrees Celsius) in desert areas like Phoenix and Tucson. These cities are also known for their mild and pleasant winters, attracting snowbirds and retired individuals seeking warmer temperatures. On the other hand, the northern parts of the state, including Flagstaff and Sedona, provide a cooler and more moderate climate, with snowy winters and comfortable summers. Homebuyers must take into account their preferences and tolerance for extreme heat or cold when selecting a location within Arizona.
Additionally, the state’s unique desert climate presents both advantages and challenges. Efficient cooling systems and proper insulation are necessary to combat the intense summer heat, while the dry weather increases the risk of drought and wildfires, prompting homeowners to consider shade availability, outdoor living spaces, and landscaping options to mitigate the sun’s impact.
Dual agency
Arizona allows for dual agency in real estate transactions, which refers to a real estate agent representing both the buyer and the seller in the same transaction. In dual agency, the agent acts as a neutral intermediary, facilitating the transaction and ensuring a fair process for both parties. However, it’s important to note that dual agency requires all parties’ informed consent.
Buying a house in Arizona: Bottom line
Navigating the homebuying process in Arizona requires careful consideration and strategic decision-making. From understanding the importance of location to getting finances in order, securing pre-approval, and working with local agents, each step plays a vital role in achieving a successful and satisfying home purchase. By being well-informed, proactive, and adaptable, homebuyers can confidently navigate the Arizona real estate landscape and find their perfect place to call home in this beautiful southwestern state.
Buying a house in Arizona FAQ
What are the requirements for buying a home in Arizona?
To start it off, a down payment is necessary, although the specific amount can vary depending on factors such as the loan type and lender requirements. A good credit score is also crucial, with a minimum score of around 620 often preferred for conventional loans. Income and employment verification is required to demonstrate the ability to repay the mortgage. Lenders assess the debt-to-income ratio to ensure borrowers can manage their monthly payments. It is advisable to conduct a property appraisal and home inspection to determine the value and condition of the property.
What is a typical down payment on a house in Arizona?
A typical down payment on a house in Arizona can vary depending on various factors. Generally, it ranges from 3% to 20% of the purchase price. The percentage often depends on the loan type, lender requirements, and the borrower’s financial situation. For conventional loans, a down payment of around 20% is ideal for avoiding private mortgage insurance (PMI). However, options are available for lower down payment percentages, such as 3% or 5%, particularly for first-time homebuyers or through government-backed loan programs like FHA loans.
What credit score do I need to buy a house in Arizona?
When buying a house in Arizona, the credit score requirement can vary depending on the type of loan and the lender’s criteria. Generally, a good credit score is preferred to qualify for favorable mortgage terms. A minimum credit score of around 620 or higher is typically required for conventional loans. However, loan programs, such as FHA loans, offer more flexibility and can accommodate borrowers with lower credit scores, sometimes as low as 580. It’s important to note that a higher credit score generally improves your chances of securing a mortgage with competitive interest rates and favorable terms.
People often use the terms “pending offer” and “contingent offer” interchangeably, but there is actually a difference when you are talking about real estate.
When a property is said to be contingent, that means the seller accepted an offer that is contingent on particular conditions requested by the buyer. These conditions could involve anything from an inspection to financing.
If, however, you see a house on the market switch to pending, there’s a different status involved. The seller has accepted an offer, and all contingencies have either been waived or addressed.
Yes, the distinction may be subtle. However, the bottom line is, neither status actually means a property is sold. If you have found your dream home and it says “contingent” or “pending,” there is still a chance you could snag it.
Contingent Offers vs. Pending Offers
Here’s a closer look at the difference between contingent and pending offers.
What is a Contingent Offer?
When a home’s status switches to contingent, it means contingencies stand in the way before the deal is done. If closing on a home is a race, then buyers still have miles ahead of them when they enter the contingency process.
There are many types of contingencies buyers can include in their offer that make it easier for them to back out of a real estate deal, but these are some of the most common:
• Financing contingency. The buyers put some money or the promise of a mortgage behind their offer, right? This condition ensures that if the buyers aren’t approved for a mortgage, they’re not on the hook for finding cash to buy the property.
Some buyers choose to have a preapproval letter in hand to make the financing contingency move faster.
Recommended: How Does Mortgage Servicing Work?
• Inspection contingency. A home inspector is paid to search the property top to bottom to uncover any issues. With a home inspection report in hand, buyers can ask the sellers to solve the issues or give them a credit against the purchase price of the home.
With this contingency, buyers can also walk away from a deal based on the findings of the inspection. Alternatively, if both parties don’t come to an agreement on repairs or credits, they can terminate the deal.
• Appraisal contingency. In order to secure financing for a home, it must be professionally appraised for the value of the offer or more. If the home appraises for less than the offer, the buyer can either make up the difference in cash, negotiate with the seller for a lower offer, or walk away from the deal.
• Home sale contingency. If buyers need to sell their existing home to help finance the purchase of a new home, they may include a home sale contingency in the offer. That means if an offer on their home falls through, they’re no longer on the hook to buy the home they made an offer on.
Contingencies are in place to protect buyers and sellers in the event of snags throughout the negotiation process.
Prospective buyers can include as many contingencies as they like in an offer, and if the sellers agree, the buyers will need to work through each one before they make it to closing.
For people salivating over a hot property that looks taken, contingencies may signal opportunities for a deal to fall through. If you have your heart set on a home that’s contingent, you can hold out hope. Thanks to contingencies, there’s a chance the existing offer will fall through.
Recommended: What Is a Mortgage Contingency?
What is a Pending Offer?
Just because a home is pending doesn’t mean the deal is done. A home often enters pending status once buyer contingencies are cleared, but it can also enter pending status immediately if a buyer makes an offer without contingencies.
A pending home sale may still fall through, but the buyer and seller have worked through most of the contingencies. For a pending sale to fall through, there likely has been an unexpected issue with the inspection or financing.
In fact, a pending home is still on the market. The listing agent and seller can choose to continue showing the home and even accept other offers, even if its status is pending. However, this is largely up to the sellers and their agents.
Recommended: First-Time Homebuyer Guide
Can Pending and Contingent Homes Take Other Offers?
If a home is contingent and the buyers are still working through the inspection, financing, or selling their current home, a competing buyer can make a backup offer on the property. If the initial offer falls through for any reason, the seller can take the other buyer up on their offer.
It’s up to the sellers whether they will accept a backup offer or not, but if the buyer loves the property, it can’t hurt to ask.
In many markets, a home with pending status means it’s not open to additional offers, but the deal isn’t sealed. It’s not over till it’s over, so the buyers could still back out based on their contingencies, as outlined above.
(A home could be marked “pending, taking backups,” indicating that the seller is still showing the house and accepting backup offers.)
When a home is pending or contingent, it’s not against the law for another buyer to ask for a tour, express interest in the home, or even make a competing offer. But compared with a home that is not under contract, it is less likely that a competing buyer will get the property.
While you may make offers on these properties, buyers don’t get your hopes up. Depending on how close the buyer and seller are to closing, it’s not legally possible for the seller to accept another offer.
Additionally, the closer a home gets to closing, the more complicated competing offers can be. This is when a seasoned real estate agent may come in handy. They will understand the market, process, and legalities better than most first-time buyers do and how to navigate a hot housing market.
Recommended: Guide to Buying, Selling, and Updating Your Home
The Takeaway
Contingent vs. pending: Though some use the words interchangeably, the two statuses are different. A contingent deal may have a long way to go, as buyers firm up financing, await an appraisal, or sell their current home. A pending property is nearer to closing, but the deal still isn’t final.
Buyers eyeing a dream property may hold out hope that contingent or pending deals fall through. In that case, having everything set up for a backup offer could pay off.
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Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.
Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.
Buying a house in Michigan can be an exciting and fulfilling experience. Known for its diverse landscapes, vibrant cities, and affordable housing options, Michigan offers prospective homebuyers a range of opportunities. Whether you’re looking for charming suburban homes in Grand Rapids, a bustling urban condo in Ann Arbor, or a serene rural retreat, Michigan has something to offer. However, navigating the homebuying process in Michigan requires careful consideration of factors such as location, market conditions, financing options, and legal requirements. Understanding the local real estate market, working with knowledgeable professionals, and conducting thorough research is vital to making informed decisions and finding the perfect home in Michigan.
If you’re a first-time homebuyer and want to know more about the market, Redfin has your back. From market insights to the homebuying process, read on to get started.
What’s it like to live in Michigan?
Michigan is known for its breathtaking natural beauty, including the Great Lakes, stunning forests, and picturesque landscapes. Residents can enjoy various outdoor activities like hiking, camping, boating, and skiing. Furthermore, Michigan boasts excellent educational institutions, including renowned universities like the University of Michigan and Michigan State University. The cost of living in many areas of Michigan is relatively affordable compared to other states, allowing residents to enjoy a comfortable lifestyle. Check out this article to learn more about the pros and cons of living in Michigan.
Michigan housing market insights
The housing market in Michigan continues to show increased median sale prices. As of recent data, the median sale price stands at $252,200, reflecting a 1.6% year-over-year increase. However, Due to the growth in prices, certain metros within the state are experiencing high levels of competition. Areas such as Fraser, Walker, and Clawson have become particularly competitive for homebuyers. Additionally, the number of homes available for sale has declined, down 8.3% year-over-year. This reduced inventory can contribute to a more competitive market and potentially drive up prices further. These insights indicate a dynamic housing market in Michigan, with rising costs, pockets of intense competition, and limited inventory, making it essential for prospective buyers to stay informed and be prepared for the market’s challenges and opportunities.
Finding your perfect location in Michigan
Finding the perfect location in Michigan is crucial when buying a house in the state. Michigan offers a diverse range of communities, each with its unique characteristics and amenities. Factors such as proximity to schools, job opportunities, recreational activities, and community services play a significant role in determining the suitability of a location.
If you’re between two cities you love, don’t fret; using tools like a cost of living calculator will provide insight into which city aligns with your budget. And to help you get started, we’ve compiled a list of five sought-after Michigan cities, highlighting market insights and their unique offerings.
#1: Detroit, MI
Median home price: $75,000 Detroit, MI homes for sale
As the largest city in Michigan, moving to Detroit offers a unique experience that is shaped by its rich history, cultural diversity, and ongoing revitalization efforts. Detroit’s sports culture runs deep, with passionate fan bases for teams like the Detroit Tigers, Pistons, and Red Wings. Additionally, Detroit’s revitalization efforts have led to the revitalization of neighborhoods such as Midtown and Corktown, where new businesses, art galleries, and entertainment venues have emerged.
#2: Kalamazoo, MI
Median home price: $190,500 Kalamazoo, MI homes for sale
The cost of living in Kalamazoo, MI is 21% lower than the national average, perfect for those on a budget. The city is known for its lively arts scene, with the Kalamazoo Institute of Arts, the Kalamazoo Symphony Orchestra, and numerous theater companies providing a rich cultural experience. Residents can explore the vibrant downtown area, filled with local shops, restaurants, and breweries, including the popular Bell’s Brewery. Kalamazoo offers a range of outdoor recreational activities, with parks, hiking trails, and proximity to scenic areas such as the Kalamazoo River Valley Trail and the Kal-Haven Trail. So if you’re looking for a small town with a low cost of living, moving to Kalamazoo could be for you.
#3: Grand Rapids, MI
Median home price: $290,000 Grand Rapids, MI homes for sale
Moving to Grand Rapids offers a rich and fulfilling experience with a unique blend of urban amenities and natural beauty. Grand Rapids is known for its thriving craft beer scene with numerous breweries and festivals. It was even named Beer City, USA. The city boasts a rich cultural landscape, including the renowned Frederik Meijer Gardens and Sculpture Park, the Grand Rapids Art Museum, and the Gerald R. Ford Presidential Museum. With a strong emphasis on the arts, Grand Rapids hosts ArtPrize, one of the world’s largest art competitions.
#4: Novi, MI
Median home price: $390,000 Novi, MI homes for sale
Moving to Novi offers a delightful experience with its upscale shopping destinations. You’ll find the Twelve Oaks Mall and the luxurious Novi Town Center, providing residents with a wide range of shopping and dining options. The city also boasts several parks and recreational areas, including the picturesque Lakeshore Park, which offers trails, picnic spots, and beautiful views of Walled Lake. Moreover, Novi is renowned for hosting the annual Michigan State Fair, a lively event showcasing agricultural exhibits, captivating entertainment, and exhilarating rides.
#5: Ann Arbor, MI
Median home price: $496,250 Ann Arbor, MI homes for sale
As the home of the University of Michigan, Ann Arbor has a lively and intellectual atmosphere. The city is renowned for its top-tier education, world-class research facilities, and a strong emphasis on innovation and entrepreneurship. Residents can take advantage of various cultural events, including the Ann Arbor Film Festival, the Ann Arbor Art Fair, and the renowned University Musical Society, which brings diverse performing arts to the community. The vibrant downtown area is filled with local shops, restaurants, and cafes, creating a lively and welcoming environment for anyone moving to Ann Arbor.
The homebuying process in Michigan
Let’s explore the homebuying process if you’re ready to put down roots in Michigan.
1. Prioritize your finances
Prioritizing your finances when buying a home in Michigan is crucial for several reasons. First and foremost, it ensures that you can comfortably afford the financial obligations associated with homeownership. By assessing your income, expenses, and budget, you can determine a realistic price range and avoid overextending yourself financially. Along with prioritizing your finances to help secure a favorable mortgage loan with competitive interest rates and terms. If you’re not sure where to start, using tools like an affordability calculator will point you in the right direction.
Various programs are available for first-time homebuyers in Michigan, including the MI Home Loan, which can assist with up to $7,500 in down payment assistance.
2. Get pre-approved from a lender
Getting pre-approved from a lender is an essential first step when starting the homebuying journey. By seeking pre-approval, you gain a clear understanding of your budget and financial limitations, which allows you to search for homes within your price range. Pre-approval involves a lender evaluating your financial situation, credit history, and income to determine the loan amount you qualify for.
3. Connect with a local agent in Michigan
When buying a house, connecting with a local real estate agent in Michigan is essential, as they bring valuable expertise, guidance, and local market knowledge. A local agent understands the nuances of the Michigan real estate market, including neighborhood trends, property values, and inventory availability. They can help you identify suitable neighborhoods that align with your preferences and budget. So whether you’re looking for real estate agents in Grand Rapids or agents in Detroit, they’re here to help.
4. Start touring homes
Touring homes is a crucial step in the homebuying process, as it allows you to experience and evaluate properties first hand physically. It provides an opportunity to assess a home’s condition, layout, and overall appeal before making a purchasing decision. During home tours, paying attention to several key factors is essential. First, consider the home’s structural integrity and potential maintenance issues. Look for signs of water damage, cracks in the foundation, or any other red flags that could indicate significant repairs or maintenance expenses down the line.
5. Make the offer
Making an offer signifies the buyer’s serious intent to acquire the home and initiates the negotiation phase. When crafting an offer, prospective buyers must consider the property’s market value, comparable sales in the area, the seller’s asking price, and their budget and preferences. The offer should be presented in writing and include essential details such as the proposed purchase price, desired contingencies, and the seller’s response deadline.
6. Close on the house
The closing process is the final stage, where all the necessary legal and financial transactions are completed, and property ownership is officially transferred from the seller to the buyer. During the close, various important tasks take place, including reviewing and signing the final purchase agreement, verifying the title and property records, completing the mortgage paperwork, and paying closing costs and fees. Additionally, the close allows the buyer to conduct a final walkthrough of the property to ensure its condition is as expected.
If you’re new to the process, Redfin has insights for you. The First-Time Homebuyer Guide has everything you need to know about each step of the process.
Factors to consider when buying a house in Michigan
When going through the homebuying process, you’ll want to understand the unique considerations of buying a home in Michigan.
Water rights
Michigan has strict regulations regarding water rights, particularly in properties with access to lakes, rivers, or streams. When purchasing a house, understand the extent of your water rights, restrictions, and availability for everyday use or irrigation.
Flood risks
Michigan faces significant flood risks due to its unique geographical features and weather patterns. The presence of the Great Lakes exposes many areas to potential flooding. Additionally, Michigan has numerous rivers, streams, and inland lakes, which can contribute to the likelihood of flooding during heavy rainfall or snowmelt events. The state’s climate, characterized by cold winters and frequent precipitation, can lead to rapid snow accumulation and subsequent spring thaws, increasing the risk of flooding. Knowing if your house is in a flood zone is essential, so you can be prepared.
Dual agency
A dual agency is permitted when buying a house in Michigan. A dual agency is when a real estate agent or broker represents the buyer and seller in the same transaction. In Michigan, this practice is allowed as long as it is disclosed and agreed upon by all parties involved. However, it is advisable for buyers to carefully consider the implications of dual agency, as the agent’s loyalty and fiduciary duty may become divided between the buyer and the seller.
High closing costs
Michigan is known for having relatively high closing costs when buying a home. On average, homeowners will spend around $5,714. Closing costs encompass various fees and expenses that buyers incur during the final stages of a real estate transaction. In Michigan, these costs typically include property taxes, title insurance, attorney fees, appraisal fees, loan origination fees, and recording fees.
Buying a house in Michigan: Bottom line
Michigan’s real estate market provides a diverse selection of housing options, encompassing both affordable areas and higher-priced cities. The affordability and availability of homes depend on factors such as location, market conditions, and individual budgets. To navigate this market successfully, it is crucial to conduct thorough research on the desired area, track market trends, and assess personal financial readiness, including credit score and down payment savings. By gaining a comprehensive understanding of the homebuying process, you can embark on your journey towards homeownership in Michigan with confidence.
Buying a house in Michigan FAQ
What credit score is needed to buy a home in Michigan?
The credit score needed to buy a home in Michigan, as in any other state, can vary depending on the lender and the type of mortgage loan. However, generally speaking, a higher credit score is advantageous when applying for a mortgage. Most conventional lenders prefer borrowers to have a credit score of 620 or higher. This shows a strong credit history and a lower loan default risk. Additionally, loan programs are available that cater to borrowers with lower credit scores, such as FHA loans, which typically require a credit score of 500 or higher.
What is the required down payment for buying a house in Michigan?
The down payment required to buy a house in Michigan, as in other parts of the United States, can vary depending on several factors, including the type of mortgage loan you’re using and the lender’s requirements. Typically, conventional mortgage lenders may require a down payment of 3% to 20% of the home’s purchase price. For example, if you’re buying a $200,000 home, a 3% down payment would amount to $6,000, while a 20% down payment would be $40,000. However, it’s important to note that there are loan programs available that may require lower down payments. For instance, FHA loans often require a down payment of 3.5% of the purchase price, while VA loans and USDA loans offer the option of zero down payment for eligible borrowers.
Are home prices affordable in Michigan?
Whether buying a house in Michigan is considered cheap depends on various factors, including the specific location within the state, the local real estate market conditions, and individual budget constraints. For example, in Kalamazoo, housing costs 47% less than the national average, whereas housing in Ann Arbor is 16% more than the national average. As a whole, Michigan has been known to offer more affordable housing options compared to some other states in the United States. However, prices can still vary significantly depending on the city or region. Consulting with a local real estate agent or professional can provide valuable insights into the desired area’s current market conditions and pricing trends.
Last year, rising mortgage interest rates chilled the previously hot Southern California housing market.
Buyers backed off, sales plunged and, for the first time in a decade, home prices underwent a sustained slide.
By one measure, prices in the six-county region fell 13% from the peak last spring.
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That might be as low as they go.
In recent months, there have been growing signs home values may have resumed their climb, potentially dashing the hopes of first-time buyers holding out for cheaper housing in the months or years ahead.
What exactly is happening?
According to several data trackers, home prices ticked up in the last few months.
In April, the median sales price for an existing single-family house in Southern California rose 2% from a month earlier to $785,000, according to the California Assn. of Realtors. That was the third straight month prices climbed from the prior month.
Similar increases can be found in data trackers from mortgage company Black Knight and real estate brokerage Redfin.
Butnot all sources show prices rising across the board.
According to Zillow, the typical price in the combined six-county Southern California region continued to fall in April, but the decline was the smallest since values turned negative last year.
Why is this happening?
Essentially, buyers have been more willing than sellers to return to the market this spring.
A decline in mortgage rates from above 7% into the 6% range brought some buyers back, real estate agents say, as did a belief among buyers that rates wouldn’t fall much more if they continued to hold out.
Some agents said they’ve seen mostly first-time buyers return.
“Why pay high rent?” Ramon Sanchez, a Whittier-based agent, said. “They would rather see if they can qualify to buy.”
Jeff Tucker, an economist with Zillow, said first-time buyers may also be “bursting at the seams in their apartment” as their families grow, another reason “a lot of interested first-time buyers are not in a place where it’s easy to wait.”
At the same time, many homeowners are waiting, unwilling to list their homes and trade their sub-3% mortgages to borrow at 6%.
Since the start of the year, the total number of homes for sale in Southern California has dropped 21%, according to data from Redfin.
Despite fewer options, sales increased 34%.
“Inventory is just very low,” Tucker said. “There are enough folks who can afford prices at this height that they are still bumping into each other getting into a little competition.”
If I am looking to buy a home now, what should I know?
Well, there is a little more competition. Compared with a few months ago, open houses should be busier and there’s a greater chance you’ll need to bid against others.
Tracy Do, a Coldwell Banker agent who specializes in the highly sought-after neighborhoods of northeast L.A., said that once again, some homes are selling for more than $100,000 over asking.
In southeastern Los Angeles County, Sanchez isn’t seeing jumps as big, but the last three properties he listed had multiple offers and either sold, or are in escrow, for more than the list price.
“We got more buyers in the market than we have sellers,” Sanchez said.
Although the market is more competitive, it’s nothing like the pandemic housing boom.
In March 2022, buyers paid more than list price in 76% of home sales in Los Angeles and Orange counties, according to Zillow. Fast-forward to March 2023, that percentage was 42%.
Do said buyers — compared with early 2022 — are also more likely to get away with leaving in contingencies, or convincing the seller to pay for repairs.
Pricing is also lower.
According to the California Realtors, though April’s median in the combined six-county Southern California region was up $15,000 from March, it was $52,000, or 6.2%, below April 2022 levels.
In Los Angeles County, the median was 8% less than a year earlier and 17% lower than when prices topped out in the county last September.
In Orange County, April prices were 8% from that county’s peak; in the Inland Empire, 5% below the peak; in Ventura County, 7% below the peak; and in San Diego County 5% below the peak.
Will home prices drop further?
What ultimately happens will be influenced by a variety of factors including the direction of mortgage interest rates and whether the economy enters a recession.
But Tucker, the Zillow economist, said the most likely scenario is home prices rise from here on out, because high mortgage rates should keep many homeowners from listing their homes.
Jordan Levine, chief economist with the California Assn. of Realtors, also predicts rising prices, but like Tucker at a more modest level than during the pandemic.
Levine said still-high mortgage rates and a slowing economy are likely to damp demand enough to keep prices from soaring.
Other experts stressed that values could again turn negative.
“Home prices are still well out in front of what underlying incomes today would support at today’s interest rate levels,” said Andy Walden, vice president of research at Black Knight. “There is still potential price risk out there.”
Well, folks, this spring marks a major milestone in the housing market: Annual home list prices have gone negative for the first time in years. In other words, they are actually dropping nationally.
Looking at the country as a whole, sellers have priced their homes this May below where homes were priced just one year ago. That hasn’t happened in recent memory, especially after the past few years of unprecedented price hikes. But as mortgage interest rates shot up, buyers have been unable to afford the higher monthly housing payments.
Something had to give. And while today’s price dips are slight, there are no indications that overall prices will begin rising anytime soon.
So where are home prices falling the most? The data team at Realtor.com® found out. These are mostly places where prices shot up the most during the COVID-19 pandemic in the Western and Southern swaths of the country. In most of these places, there has been a lot of new construction helping to ease the housing shortage and taking the pressure off of prices to remain quite so high.
“Those markets that got the most juiced during the pandemic—where the prices really took off—are the markets where they’re now suffering the biggest declines because affordability has been the hardest there,” says Mark Zandi, Moody’s Analytics chief economist.
“The market is trying to adjust to the surge in mortgage rates and the collapse in affordability,” says Zandi. With mortgage rates hovering around 7%, he believes the price declines will continue in the near future.
“I’d be surprised if we don’t have this same conversation a year from now and prices aren’t another 3% or 4% lower than where they are today,” he adds.
For example, look at Boise, ID, No. 1 on our list, or Austin, TX, which came in at No. 2. Both were practically synonymous with the housing market’s pandemic price pump.
People who previously had to spend their nine-to-five in a big-city office building were turned into remote workers with more flexibility in where they could live. That led many people to leave more expensive cities like San Francisco and Seattle for smaller cities where they could get more space for their money.
The big caveat here is that there are still real estate markets around the country where prices are rising steadily. These are typically more affordable Midwestern markets that didn’t see the large upswings that other markets experienced during the pandemic.
To figure out where prices are falling the most, we looked at the median price per square foot in the 100 largest metropolitan areas. Then we compared median prices in May 2023 with May 2022.
We used price per square foot as the most reliable metric to track home price movement. This means in a few instances, overall home prices in a metro might be rising while the price per square foot is falling. Price per square foot is generally considered a better indicator of prices because it accounts for changes in the mix of homes for sale. For example, right now many larger, more expensive homes are sitting on the market without attracting buyers. Since those homes aren’t moving, it’s bringing up the overall price for these metros. But the price per square foot compares apples to apples and shows that in some of these markets, it’s actually cheaper to purchase a home now than a year earlier.
We looked at only one metro per state to ensure geographical diversity. Metros include the main city and surrounding towns, suburbs, and smaller urban areas.
Here’s where home prices are down the most.
Median listing price: $609,875 Median listing price per square foot: $282 Change in year-over-year price per square foot: -7.8%
Boise has been one of the poster children for the run-up in home prices during the pandemic. The area saw a massive influx of residents and soaring demand over the past few years, especially from Californians. And it’s not hard to see why.
The city checks many of the standard quality-of-life boxes that people are seeking: Homes are larger than the national average, and there’s plenty of natural beauty and outdoor recreation.
Homes in the city, surrounded by mountains, used to be a bargain. Then the pandemic hit, and from March 2020 to May 2022, prices rose 63%. Now prices are coming back down to earth.
“It’s the entry-level homes where we’re losing value,” says Boise real estate agent Rob Inman, with Boise’s Best Real Estate Keller Williams, “those homes that people got into for $400,000 to $500,000.”
That reality is rough for buyers who bought at the peak, Inman says, especially first-time buyers. The one consolation, he says, is the low interest rate they probably have on the mortgage.
But for buyers still looking for a home on the more affordable end of the spectrum in Boise, there’s a lot more to choose from now.
“Now, you can actually find stuff between $350,000 and $425,000, right in that entry-level price point,” he says. “There’s even new construction.”
Median listing price: $583,751 Median listing price per square foot: $276 Change in year-over-year price per square foot: -7.7%
When it comes to pandemic hot spots, you can’t mention Boise without bringing up Austin, too. This cultural hub and capital of the Lone Star State has attracted hordes of tech companies and homebuyers leading to a surge in prices.
During the pandemic, the price per square foot for a home in the Austin metro rose around 75% from February 2020 to May 2022. The median home list price, not standardized for size, went from about $364,000 to almost $630,000. Pandemic price growth in Austin outpaced all others on the list.
Higher mortgage rates have cooled off buyers’ ability to purchase at the same price point. Right now, a relatively new, one-bedroom condo in East Austin is being listed for $420,000, with a recent $5,000 price reduction.
Median listing price: $366,075 Median listing price per square foot: $225 Change in year-over-year price per square foot: -7.3%
Myrtle Beach, nestled in the center of South Carolina’s “Grand Strand” shoreline, is a popular and affordable summer destination. The city, named after the abundant wax myrtle tree in the area, was recently named one of the nation’s most affordable golf towns by Realtor.com.
With its beaches, boardwalk and amusement parks, and plenty of golf courses, it’s another spot where prices rose over the past few years and are now coming down.
Some of that is due to the abundance of new construction in the area. With so many homes to choose from, buyers aren’t under as much pressure to bid them up.
Homes in Myrtle Beach are relatively small, so if buyers aren’t looking for a colossal home, the actual median price on homes there is 15% to 20% less than the national median. This remodeled three-bedroom, two-bathroom house is on the market for $284,900 after a $15,000 price cut.
Median listing price: $529,450 Median listing price per square foot: $274 Change in year-over-year price per square foot: -5.6%
During the COVID-19 pandemic, home prices in Phoenix got as hot as a sweltering Sonoran summer, and just as the monsoons mark the end of the season, raised interest rates have come like a cold downpour on the market. After more than 50% pandemic-era appreciation here, the median price per square foot is down more than 5%.
But the housing boom in Phoenix—as well as the subsequent correction—is nothing new for the Valley of the Sun. Phoenix was one of the markets with the biggest swing up and down during the late 2000s housing bubble and crash.
Part of the reason why is that Phoenix has the capacity for so much growth. Without a real winter to speak of, home construction can go on year-round. And the only thing surrounding Phoenix is more land, so developers can continue to build outward.
“Developers can keep sprawling,” says local real estate agent Angela MacDonald. “Without the new homes, we wouldn’t be able to keep up with the demand for people moving here.”
Even with the price decline, sellers still have a bit of an edge in the market. There are still many buyers and not as many homes to go around.
Median listing price: $549,900 Median listing price per square foot: $305 Change in year-over-year price per square foot: -4.7%
Florida was another red-hot real estate market during the pandemic. As more folks could work remotely, many migrated to the Sunshine State with its low taxes, reasonable cost of living, and year-round warm temperatures.
Part of the reason Sarasota, about an hour south of Tampa on the southwestern coast of Florida, made our list is because it’s also one of the places in the U.S. where the number of homes for sale has risen the most.
Sarasota homes are also spending longer on the market, with the median listing on the market for nearly eight weeks. Homes were selling in about half of that time a year ago.
This midcentury three-bedroom home near downtown Sarasota has undergone a price reduction bringing it down to $499,000.
Median listing price: $635,000 Median listing price per square foot: $247 Change in year-over-year price per square foot: -4.0%
Salt Lake City is another area that’s grown in popularity over the past few years and attracted more tech companies and workers. That led prices to rise—until recently.
“Buyers are holding back a little when it comes to waiving contingencies or inspections,” says Lory Hendry, a real estate agent at Windermere Real Estate in Salt Lake City, ”
That’s in contrast to the frenzy of the pandemic, when fast sales were often sealed without those protections.
Salt Lake City has the biggest homes of any metro on our list. So buyers looking for more home for their money might want to give the city a hard look. Surprisingly, it’s the higher end of the market, the larger, more luxurious homes, where high demand is still leading to quick sales and competition among buyers.
“Anything in that $1 million to $2 million price point is going pretty quickly,” says Hendry.
For people looking for a bit more of a bargain, the Ogden metro, just north of Salt Lake City, is a little less expensive and was recently featured on our list of places where the number of homes for sale is growing the most right now. The number of listings in the Ogden area has roughly tripled over the past year.
Median listing price: $238,250 Median listing price per square foot: $152 Change in year-over-year price per square foot: -3.9%
Venturing outside of the West and South, the “Steel City” is the only Northeastern spot on our list.
Pittsburgh stands out on our list as a place with some of the smaller homes, with a median home size around 1,600 square feet. Combined with a price per square foot that’s about one-third less expensive than the national median, this means the price of a Pittsburgh home is quite a bit lower than in most other places.
This anchor of the Steel Belt didn’t see the same kind of pandemic-era price appreciation as others on the list. However, the overall housing slowdown seems to have pulled down prices anyway.
Buyers looking in the area can find a three-bedroom home in the South Side Flats neighborhood for $285,000. It recently underwent a $10,000 price reduction.
Median listing price: $345,899 Median listing price per square foot: $148 Change in year-over-year price per square foot: -3.6%
For the previous few metros on our list, there’s a quirk to how home price data is affected by the mix of homes for sale. The anomaly is the most pronounced in the Winston-Salem metro. While the median list price per square foot has dropped, overall prices in the metro are rising.
This is due to shifting buyer preference. As mortgage rates rose and buyer budgets shrunk, many buyers shied away from larger, more expensive homes. That left these properties on the market as the cheaper, smaller homes were more quickly scooped up. The bigger homes have been pulling up overall prices for the metro even though local real estate costs less than it did a year ago.
If you were to compare the median home list price in Winston-Salem with Pittsburgh, you’d see that the Winston-Salem price is about $100,000 more. But the median home listing in Winston-Salem is more than 500 square feet larger. So buyers get more space for their money.
A nearly 100-year-old, three-bedroom home about 10 minutes south of downtown Winston-Salem is listed now for $220,000, after a $9,000 price reduction.
Median listing price: $662,875 Median listing price per square foot: $340 Change in year-over-year price per square foot: -3.4%
Sacramento, California’s capital city, may be the most expensive of any on our list, with homes priced around 50% higher than the national average. But for California, Sacramento is cheap! The state’s median list price per square foot is more than 30% higher.
The city became a popular alternative to the pricier San Francisco Bay Area during the pandemic as buyers sought out more space for less money. But as companies have been calling workers back to their offices, the area isn’t as hot as it was during the pandemic. There has also been plenty of new construction in the area.
A two-bedroom townhome near downtown Sacramento can be picked up for a little under $500,000 right now.
Median listing price: $376,000 Median listing price per square foot: $205 Change in year-over-year price per square foot: -1.1%
The real estate market in the “Windy City” is really a tale of two cities, says Compass real estate agent Amy Duong Kim.
Chicago’s dense downtown should be thought of as one market, she says. The suburbs on the periphery, where about two-thirds of the metro residents live, should be thought of as another.
“In River North and Gold Coast and the other downtown neighborhoods, they were hit the hardest during COVID,” Duong Kim says. “Unfortunately, they haven’t bounced back yet.”
The listing data backs up her point about the two different markets of Chicago. Where the larger metro area is showing a 1.1% decline in price per square foot, the city of Chicago at the center of the metro is showing the list price per square foot is down just a little more than 4%.
This two-bedroom, one-bathroom condo in downtown Chicago is on the market for $299,000.
Well, another year has passed, and not just any year. Some have referred to 2016 as the worst year ever, though I’m a little more optimistic.
Anyway, it’s time to look forward to see what the future holds for mortgages and real estate in 2017.
But as always, you can view my prior year predictions for 2016 and 2015 and beyond.
I think I did pretty well last year – I said mortgage rates wouldn’t go up much if at all, and that was true until the election. So I got burned late on that one.
Otherwise, a lot of my predictions seemed to be on point, though I seemed to jump the gun on a couple that will probably come true this year.
Without further ado, let’s talk about 2017…
1. Mortgage rates will pull back, but end up higher
I’ll address the elephant in the room first; mortgage rates. My expectation is they’ll rise in 2017, but also pull back at some point, likely in the first half of the year.
The incoming administration, along with a number of geopolitical events worldwide, will surely create the uncertainty necessary to drive rates lower. This means there will be opportunity to refinance and/or buy a home with a lower mortgage rate than what is currently on offer.
The trick here will be timing it because I do think we end 2017 with higher mortgage rates, though hopefully still below 5% on the 30-year fixed. That would be less than a .50% increase from current levels.
2. Less refinancing
This was one I got wrong last year. I expected mortgage refinancing to dry up in 2016 but the numbers were solid thanks to low mortgage rates for much of the year.
However, mortgage rates finally experienced a meaningful rise, which means the refinance party is likely over. The saving grace might be cash-out refinancing (as homeowners tap newfound equity) and last minute shoppers attempting to lock-in rates before they rise any further.
3. Fewer 15-year fixed mortgages
Because mortgage rates are higher and only expected to increase, I predict fewer homeowners will select the 15-year fixed when refinancing or purchasing a home.
For most folks, the option will be too expensive, and for others it’ll make sense to slow repayment of the mortgage in a rising interest rate environment. This is significant because the 15-year fixed was hugely popular during the recovery, perhaps marking an end to that phase once and for all.
4. HELOCs will get more expensive
This is less a prediction as it is a foregone conclusion. Now that the Fed has tested the waters by increasing key interest rates once a year over the past two years, several more increases are on the books for 2017.
If you have a HELOC, the low-rate party is over. The Fed is widely expected to raise rates three times next year, which means borrowers will face rates 0.75% higher on their HELOCs.
For those with a HELOC tied to prime that enjoys a rate of say prime plus 1%, their current rate of 4.75% (just recently 4.5%) will rise to 5.5% within a year. The silver lining is that banks might offer specials like prime minus 1% to entice new customers.
5. More ARMs
I expect adjustable-rate mortgages to gain steam in 2017 as they did last year. Per MBA data, the ARM-share was 4.7% in the first week of 2016 and 6.5% in the most recent data release before Christmas.
While not a huge jump, I do expect a lot more borrowers to go with ARMs when they take out mortgages in 2017 due to affordability concerns. I can’t say it’ll hit double-digits, but it’s certainly possible if rates keep climbing and lenders start pitching the products harder.
The ARM-fixed rate spread is still pretty weak, but if it widens expects borrowers to ARM themselves.
6. Underwriting standards will ease
Speaking of affordability, I expect mortgage lenders to ease lending standards in 2017 to combat higher borrowing costs.
It’s going to cost more to borrow next year, so lenders will need to get more aggressive to approve more loans. This might mean that higher DTI ratios will be acceptable, or that non-QM lenders (and portfolio lenders) will get more flexible to fund loans that don’t fix the traditional credit box.
The Trump administration may usher in looser lending as well, peeling back some of the recent regulations put in place to avoid another market meltdown.
7. Another FHA premium cut
This didn’t happen in 2016, as many anticipated, but it’ll probably happen in 2017. If it doesn’t take place in the next couple days, my 2016 prediction will be officially wrong.
However, some think Obama will direct a cut on the way out the door, but such a move isn’t without controversy.
In short, critics believe another cut will just fuel further rampant home buying in an already overheated market. It will also put pressure on the FHA’s insurance fund, which could be a problem if/when home prices pull back and mortgage defaults rise.
8. Low/poor housing inventory
Turning to real estate, I expect 2017 to be another bad year for home buyers. I say bad because the selection of homes for sale will continue to be poor.
While mortgage rates are still historically low, and prices still affordable, the quality of homes for sale has declined in recent years. In many markets, you’re seeing old-timers letting go of properties after 30-40 years. These properties often haven’t seen an update over that period, yet they’re still being listed for top dollar.
The other side of the market is flips that were purchased, often less than a year earlier, which are now being sold for a hefty premium, sometimes 50% or more.
If you’re a buyer, be wary. Don’t ditch contingencies and bid over asking until you’ve done all your homework on the property in question. Gone are the days of everyone winning no matter what they bought.
9. Frenzied home buying
Despite my warning, I expect frenzied home buying in 2017. After all, there’s finally an impetus to buy before it’s too late; higher mortgage rates.
I expect a lot of fence-sitters to jump off the fence in 2017 and join boomerang buyers (those eligible to buy again after losing their previous homes), Millennials, and everyone else vying to snag a home for fear of missing out.
With the aforementioned poor and limited inventory in place, it’s the perfect set-up for bidding wars and overpaying, all for a less-than-ideal property.
10. Home prices will rise, potentially by a lot
That being said, I do expect home prices to continue to rise through 2017, despite some hiccups here and there. Put simply, there are just too many buyers chasing too few homes.
And because still-low mortgage rates are keeping mortgage payments historically affordable, prices will continue to march higher. Everyone expects gains to taper off, but I can envision 2017 being another excellent year for the reasons already mentioned.
Bonus: Mortgage lenders will increasingly partner with real estate companies
Here’s one bonus prediction to add to the list. I expect the trend of mortgage companies partnering with real estate agents to heat up as the refinance market drys up and purchase mortgages take center stage.
We’ve already seen it with Motto Mortgage, and Quicken’s sister company In-House Realty just acquired OpenHouse Realty Inc., a technology platform and real estate listing site (and licensed real estate brokerage). Expect more of the same next year.
Whatever happens, I hope everyone has a prosperous 2017!
Real estate brokerage Compass has launched a unique new offering known as “Compass Bridge Loan Services” that solves the buy before you sell conundrum.
Many existing homeowners buy replacement properties when selling their current ones, but it can be tricky to time a sale and purchase concurrently.
Aside from mortgage lending issues, like coming up with a down payment and balancing two monthly mortgage payments, there’s also the other buyer/seller to worry about.
This can be especially challenging in a hot market where all-cash offers are the norm, or if competition makes things like contingencies hard to draw into the contract.
To alleviate these pressures, Compass has joined forced with two large mortgage lenders, Freedom Mortgage and Better, to help their home sellers get a bridge loan.
How Compass Bridge Loan Services Works
Sign listing agreement with a Compass real estate agent
Apply for a bridge loan with any bank, including their preferred lenders
Use funds to purchase replacement property and move in when you want
Sell old property and use proceeds to pay off the bridge loan
First, the home seller signs an exclusive contract with a Compass real estate agent to sell their existing home.
Next, they apply for a bridge loan with the bank of their choice, including Compass’ vetted lenders Freedom Mortgage and Better.
Those two lenders can apparently get the job done fast, as time is often of the essence in situations like these.
For the record, Better isn’t available to customers in MA, NH, VA, and VT, but Freedom Mortgage is available nationwide.
Anyway, once approved for the bridge loan, the home seller can move into their new home using the proceeds for down payment or to simply make monthly housing payments.
To sweeten the deal, Compass agents can “front” the first six months of bridge loan payments to keep liquidity a non-issue for the cash-constrained homeowner.
Sell with Compass Concierge to Fetch a Higher Price
The company also offers a no upfront cost renovation service known as Compass Concierge
Property is prepped and renovated before being listed to get top dollar
And to ensure a quick sale without languishing on the market
Seller only pays for renovations at closing once home sells
In the meantime, a Compass real estate will work to sell the homeowner’s former property.
This may also include Compass Concierge, which is very similar to Curbio in that you can renovate your home before listing and pay the repair costs at closing.
Like Curbio, they’ll recommend what should be done to get the property up to snuff, including new floors, deep cleaning, roof repairs, bathroom and kitchen improvements, painting, and more.
The changes are aimed at improving the property value and making it sell quicker, which could reduce the time you’ve got that bridge loan open.
Speaking of, interest rates on bridge loans are notoriously higher than traditional loans because they’re only intended to be kept for a short period of time.
As such, you won’t want to keep it very long in order to protect your hard-earned money, so this type of service only works for someone looking to make a quick transaction.
The question you need to ask is if the cost outweighs the benefit – it may turn out to be cheaper to sell contingently without the bridge loan.
So be sure to do the math and run some scenarios to ensure you’re going down the right path.
Of course, there are intangibles to consider as well, like missing out on your dream house if the sellers aren’t interested in waiting around for your old home to sell.
From Compass’ perspective, it appears they’re looking to compete with all the disruptors entering the real estate space, including iBuyers like Opendoor, RedfinNow, and Zillow Offers.
These companies will buy your house and even let you trade it in for a new one, completely removing the typical obstacles associated with buying and selling homes at the same time.
Compass has already rolled out the bridge loan service in select markets nationwide and early feedback has apparently been “overwhelmingly positive.”
It’s easy to put off writing a will. The process can seem complicated, not to mention expensive. And, if you’re single and don’t own a house, you may also feel like a will is unnecessary.
But writing a will actually doesn’t have to take a lot of time, or money. And even if you don’t have a lot of assets, having a will can give you peace of mind that your preferences will be followed.
Here’s what you need to know to write your own will.
What Is a Will?
Simply defined, a will (also known as a last will and testament) is a legal document that details what you want to be done with your possessions after your death. Your will may also identify a guardian if you have young children, as well as an executor, the person who will carry out the terms of your will.
What a will doesn’t cover is any asset in which you’ve designated beneficiaries. Named beneficiaries override a will. For example, if you designate all your property to go to your parents but you have a life insurance policy in which your brother is listed as a beneficiary, your brother will get the life insurance payout while your parents would get the rest of your assets.
There are other important documents people may create at the same time as they create a will, and are all a part of an estate plan. These include:
• Living will If you were to become incapacitated, what are your preferences as far as medical treatments? This document legally outlines your wishes.
• Power of attorney If you are unable to make decisions for yourself, who has the authority to make those decisions on your behalf? Power of attorney may be divided into medical power of attorney — the person who has power to make medical decisions for you — and financial power of attorney. Both can be the same person.
• Do Not Resuscitate (DNR) order This document communicates that, in the event of your heart no longer beating or you no longer being able to breathe independently, that you do not want doctors to perform any life-saving action.
• Organ and tissue donation If you were to die, would you want your organs and tissue to be donated? Having a form explicitly stating your wishes can make it easier for loved ones to fulfill your desires, instead of guessing what they think you would have wanted.
Not all documents need to be filled out at once. For example, some people may only fill out a DNR order if they have a terminal illness or are unlikely to recover.
Recommended: Important Estate Planning Documents to Know
Dying Without a Will
Even if you think you own nothing of great value and you’re still working on money management, chances are you do your own things that matter to your family. And if you die without a will, your loved ones may become involved in a complicated court process that will freeze your assets until state inheritance laws are followed.
If you’re single and die without a will, your assets will likely go to your closest blood relatives, which may be your parents or siblings. While this may be the preferred choice for some people, having a will allows you to earmark certain assets (or pets) for a charity or close friends.
It’s also a final chance to communicate your wishes to your loved ones and allows your loved ones to avoid a potentially drawn-out court process.
Dying without a will can become even more problematic if you have children. If you die without a will, the court will appoint a guardian. And, while the court attempts to choose a guardian with the best interest of children in mind, that choice may not be the same choice you would make.
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How To Create a Will
Below are simple steps that can help you make a will.
1. Choosing How You’ll Create Your Will
For people who own a lot of property or assets, and may want to set up trusts as a way to minimize taxes and ensure their heirs follow their wishes, it can be well worth the investment to hire an attorney who can walk them through the basics of estate planning.
However, online templates and will-creating platforms can be sufficient for many people. These DIY options can be much less expensive than working directly with an attorney and are legal and binding provided they are signed appropriately. Some of these online options are even free.
Recommended: How to Write a Will Online in 8 Steps
2. Making a List of Your Assets
In order to leave property to your loved ones, you need to know exactly what you have. So it can be a good idea to start by making a list of all your significant assets, including jewelry, artwork, real estate/land, cars, and bank accounts that don’t name a beneficiary.
If you have retirement funds and/or life insurance, you don’t need to write out who is going to receive the proceeds, as these require naming beneficiaries within the account or policy.
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3. Being Specific About Who Gets What
Once you have a list of all your assets, you can decide who you would like to get what. Here, it’s helpful to be as specific as possible, such as using full names and being detailed in describing the assets.
4. Considering Guardianship
For many parents, including pet parents, guardianship can be the most fraught element of their will. This can be a decision that takes time.
For example, some parents love the bond their children have with their grandparents but worry about how aging parents would handle the physical stressors of raising young kids. Other parents may wish to appoint a sister or brother who already has children, so their own kids can be brought up alongside other children. There is no wrong answer, but thinking through contingencies and what-ifs can be helpful in making the most informed decision.
It can also be a good idea to discuss the idea of guardianship with the intended recipient. Maybe a single uncle loves your kids but is uncomfortable taking on the role of parent, or maybe grandparents have similar reservations as to their fitness for taking on the role.
Recommended: New Parent’s Guide to Setting Up a Will
5. Choosing an Executor
Naming an executor for your will is an important choice. This is the person who will make sure that the wishes laid out in your will are followed. The duties of an executor include paying any remaining bills and debts, distributing your assets, and handling probate (transferring the titling of assets).
If you wish, you can name more than one person as an executor of your will.
6. Signing Your Will and Storing it in a Safe Place
A will is only legal when it is made legal — that is, printed and signed according to instructions. You generally need to sign a will in the presence of at least two witnesses. In some cases (such as if you’re using a document called a “self-proving affidavit” to simplify the process of going through probate court), your signature must be notarized as well.
You’ll also want to make sure you keep copies as directed. Many people keep a physical copy in a safe place, as well as a digital copy. Some might also share their will with their executor, or tell them where it is so it can be easily and quickly accessed if you were to die unexpectedly.
7. Updating Your Will as Appropriate
As your life changes, you may need to return to your will and update it. This could be due to:
• Asset changes. Buying a house, opening an investment portfolio, and other financial moves may lead you to revisit your will.
• Relationship changes. If you get married or have a serious partner, you may want to change your will to reflect that.
• The addition of children or pets to your family.
• The death or incapacitation of an appointed guardian.
It can also be good practice to assess your will after every life change, or every year or so. To update a will, you can either write what’s called a codicil (essentially a document stating any updates, written and signed by witnesses) or create a new will, depending on the extent of the changes.
The Takeaway
While the topic of death and end-of-life wishes can seem overwhelming, creating a will can be relatively straightforward. And, thanks to the many online templates now available, you can often make your own will for a relatively low flat fee, or even for free.
The process of writing a will typically includes coming up with a list of assets, choosing where you’d like each asset to go, as well as choosing a guardian (if you have children) and an executor of your will.
While you may not think you need a will, having one (and updating it as appropriate) can be a gift to your loved ones when they may need it most.
As you get your affairs in order, you may also want to get your financial life organized. One simple step that can help is opening an online bank account, such as SoFi Checking and Savings. With SoFi Checking and Savings, you can spend, save, and earn a competitive annual percentage yield (APY) — all in one place. Plus, you won’t pay any annoying account fees.
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Buying a house ranks among the biggest financial decisions of a lifetime. So when making an offer, it helps to have an escape hatch if something goes wrong. That hatch is called a real estate contingency.
What is a real estate contingency?
Typically included in the contract, contingencies aim to protect buyers and sellers should issues emerge in the period between accepting an offer and closing the sale.
“The transaction is typically 30- to 60- day process—it isn’t like walking into a store and buying an iPhone,” says Anurag Mehrotra, an assistant professor of finance at San Diego State University.
With properly worded contingencies, buyers can rescind their offer if, for example, they’re unable to get a home loan or an inspector flags a leaky roof. In short, they can walk away from the deal without losing their “earnest money,” the security deposit put down when the offer was made.
When the real-estate market is cooling, as it has been in many parts of the country over the past year, buyers are increasingly able to ask for contingencies and still remain competitive if there are other offers.
In theory, potential buyers can ask sellers for almost anything imaginable—like assurances that the house has “good vibes.” But in reality, there are five contingency clauses most commonly found in real estate contracts.
Contingencies to consider
Inspection contingency
Once an offer has been accepted, there is typically a 30-day period for due diligence, Mehrotra explains. A buyer can hire a third-party inspector or engineer to assess things such as the home’s foundation and structure, electrical wiring and plumbing, the heating/cooling system and kitchen appliances.
Many inspection reports reveal minor or cosmetic defects that are no cause for alarm, a ding on the refrigerator door, for instance. But when the report unearths major issues, an inspection contingency allows the buyer to tell the homeowner to rectify them or reduce the purchase price.
“This is a huge one,” Mehrotra says. “It helps with unforeseen problems.”
Indeed, Realtor.com found that the number of buyers asking for repairs after an inspection more than doubled between August 2021 and August 2022, with the majority of sellers saying the cash value of repairs was in the $10,000-or-less range.
(News Corp, parent of The Wall Street Journal, operates Realtor.com.)
Appraisal contingency
Before it provides a mortgage, the lender will have the home appraised to ensure that its value meets or exceeds its purchase price. If the property’s valuation comes in low, buyers with an appraisal contingency are able to quash the transaction without losing their security deposit. Without that contingency, buyers would typically be on the hook to pay the difference upfront.
When the inventory of available homes is low but the demand from buyers is high, purchase prices are more likely to exceed appraised values. That dynamic was at play after the onset of the pandemic, when throngs of buyers sought larger homes. In January 2020, just 7% of home sales had a contract price above the appraised value, an analysis by real-estate data provider CoreLogic found. By May 2021, the frequency increased to 19% of transactions.
Since then, however, the demand for homes has eased—partly because rising interest rates have made mortgage payments less affordable. When sales are slower, bidding wars that jack up prices are less likely, which in turn helps close gaps between a home’s purchase price and its appraised value.
Mortgage contingency
When buying a house, most people can’t exactly whip out their checkbooks. According to the National Association of Realtors, 78% of recent home buyers obtained financing to complete their purchase. A mortgage or financing contingency gives buyers some extra time to shop for the best lender and interest rate.
That time is especially essential today. In the early months of 2023, average mortgage-interest rates bounced around 6.5%—well above the 2021 lows of less than 3%. In general, higher interest rates lead to larger house payments, so some borrowers may have more difficulty qualifying for a mortgage. That’s because a key component of the lender’s decision is the borrower’s debt-to-income ratio, a measure of the applicant’s total monthly debt payments in relation to the total monthly earnings.
It’s helpful when potential borrowers are preapproved for a mortgage before house hunting begins, explains Vanessa Famulener, president of HomeLight Homes, a real estate technology company. That may be enough to assure sellers that the deal will go through even with a financing contingency in the contract.
Better yet is conditional approval from a lender before the home search begins, Famulener adds. With preapproval, the lender mainly looks at the borrower’s credit score, credit history, income and assets. With conditional approval, the underwriter has received and reviewed most or all of the documentation required to get a loan up to a certain amount. Assuming nothing changes—no job losses or change in marital status, for example—borrowers with conditional approval can feel confident about their creditworthiness, which may eliminate the need for a financing contingency entirely, Famulener says.
Home-sale contingency
Over 56% of buyers are also selling a home, Famulener notes. And for most of them, selling is necessary before buying. First, they likely need the equity in their existing home to qualify for financing on their new home. And second, they can’t afford to make two mortgage payments every month. For both of these reasons, home-sale contingencies are commonly used in tight markets, Famulener says.
When including the home-sale contingency, it is important to include a time limit. Typically, the clause gives buyers 30 to 90 days after the contract is signed to sell their home. Without a time frame, buyers and sellers are left in limbo.
Facing a home-sale time crunch, some buyers turn to companies that pay cash for their current home.Terms vary widely among these companies, with some requiring homeowners to pay service fees, broker commissions, taxes and/or closing costs.
Title contingency
Before a home sale closes, a title search is performed to ensure there are no issues over ownership, such as liens against the property for things such as unpaid taxes, outstanding loans or overdue contractor fees.
A title contingency allows the buyer to back out of the deal if the title search flags ownership concerns. However, this contingency is less common because most purchase agreements already include a clause that voids the sale if title issues emerge, Famulener says.
Even if they waive a title contingency, buyers are typically required to purchase title insurance. This policy covers them—and their lender—if ownership issues arise down the road, such as an undisclosed heir. The premium is generally a one-time fee paid to the title company at closing.
Will contingencies hurt my chances in a bidding war?
While contingencies of all types give buyers some wiggle room when making an offer, contingencies can also hurt your chances of getting the house of your dreams.
In Milwaukee, first-time home buyers Drew and Lyn Buus, both 26, made offers on seven homes between March and mid-May—losing out each time to other buyers, most likely because of contingencies.
In one instance, the couple bid $303,000 for a three-bedroom, 1½ -bathroom house in Wauwatosa, Wis., that was listed for $273,000. They included inspection and appraisal contingencies, but also said they would cover up to $5,000 if there was an appraisal gap and up to $5,000 if the inspection showed necessary repairs.
After just one day on the market, the house had 33 offers, eventually selling for $293,000. “We offered more and it sold for less,” Buus says. “We never heard back [from the sellers], but we assume contingencies were waived” in the winning bid.
For now, he and his wife—and their dog Bailey—are staying put in a house they’re renting in Milwaukee’s Bay View neighborhood. “I feel strongly that you shouldn’t waive the inspection and appraisal contingencies,” says Buus, a supply-chain specialist for a medical manufacturer.
“It’s one of the largest financial decisions you’re going to make,” he says. “If something goes wrong, you’re on the hook.”
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The advice, recommendations or rankings expressed in this article are those of the Buy Side from WSJ editorial team, and have not been reviewed or endorsed by our commercial partners.