The FHA insures mortgages that are issued by banks, non-banks, credit unions, and other lenders. The main reason for this insurance is to protect lenders if there is a default on the loan. Because of this setup, FHA lenders can offer more favorable terms to borrowers who would otherwise have more difficulty qualifying for a … [Read more…]
In 2019, one out of every 100 homes were purchased by an iBuyer, short for instant buyer, per a new report from real estate brokerage Redfin.
While it doesn’t sound like iBuying is catching on, consider the fact that the number is up nearly double from 0.6% in 2018.
And about 10 times higher than it was back in 2016, when virtually nobody sold their home via an iBuyer service.
Also recognize that iBuying at scale is a very novel concept, and a business that big household names have just recently got involved in.
Some of the larger names in the space include Offerpad, Opendoor, RedfinNow, and Zillow Offers.
Simply put, an iBuyer will purchase your home for a fee somewhat similar to what a real estate agent would charge, only to rehab it and list it weeks or months later to a new buyer.
The advantage is you don’t need to find an agent, list it, stage it, hold open houses, and deal with uncertainty from prospective buyers.
In essence, you can consider these iBuyers institutional home flippers.
If they streamline their operations enough to lower costs, they might grow even more popular and eventually displace thousands of real estate agents.
While iBuyers still account for a tiny piece of the overall pie, they snagged a whopping 7.3% share of home sales in Raleigh, North Carolina last year.
That was nearly double the 3.9% share reported in 2018, a testament to both the viability of iBuying and the good fit cities like Raleigh present to such companies.
Per Redfin chief economist Daryl Fairweather, places like Raleigh are “iBuyer sweet spots” because they are affordable, have newer housing stock, and are easy to price because many of the homes reside in homogeneous tract neighborhoods.
Raleigh is also a city poised to see home price growth, another important detail iBuyers have to consider when looking to turn a profit.
Lastly, it has been a pilot city for many iBuyers, who aren’t live in all cities across the United States just yet.
Similarly hot was Phoenix, AZ, where iBuyers scooped up 5.9% of homes for sale, followed by Charlotte and Atlanta (tied at 5.2%), and Las Vegas (4.1%).
iBuyers had a market share of 3% or more in 11 markets nationally, and at least 1% share in 21 total markets.
Again, because iBuyers haven’t rolled out to all cities nationwide, the numbers are still a bit scattered and lopsided.
In terms of volume, iBuyers purchased the largest number of properties in Phoenix (5,200+), followed by Atlanta (4,300+) and Houston (2,100+).
iBuyer market share saw its biggest year-over-year increase in Tucson, AZ, where the number rose from 3.1% of homes in the fourth quarter of 2019 from zero a year earlier.
Again, this may reflect companies moving into new markets, but it also shows how quickly they are gaining traction and beating out traditional agents.
The second biggest increase was in Denver, CO, where the iBuyer share rose to 2.7% from 0.4% the year before.
Despite growing popularity, iBuyer market share did fall year-over-year in select markets, including Las Vegas (-3.4%), Phoenix (-1.2%) and Orlando (-1.0%), compared to Q4 2018.
However, Orlando was the only metro area to see its share fall on an annual basis from 2018 to 2019, declining from 2.6% to 2.2%.
As noted, iBuyers tend to be interested in mid-market homes that are easily bought and sold, but there’s still quite a range nationwide.
The most expensive markets in 2019 were Riverside, CA, Denver, CO, and Portland, OR, where these companies purchased homes at a median $391,000, $386,000, and $377,000, respectively.
The cheapest markets included Tucson, AZ, Jacksonville, FL, and Atlanta, GA, where the median was $201,000, $202,000, and $212,000, respectively.
Overall, iBuyers paid a median $269,000 for the homes they purchased, up three percent from 2018, but well below the national median of $306,000 in January.
In every housing market other than Riverside, CA and Orlando, FL, iBuyers paid below the metro-area median.
In terms of unloading the homes once purchased, iBuyers were able to sell homes 15 days faster in 2019 than they did a year earlier, this despite the typical home sale taking two days longer.
iBuyer-owned properties were listed on the market for a median 38 days in 2019, compared to 53 days in 2018.
Meanwhile, a non-iBuyer home spent a median 37 days on the market last year, compared to 35 in 2018.
If iBuyers get better at what they do, it might become a more practical solution for home sellers, assuming these companies pass the savings onto consumers.
Source: thetruthaboutmortgage.com
Owning a real estate property is a significant investment that can be lucrative compared to other assets, such as owning stocks or bonds. One huge advantage is the concept of leveraging when you want to invest in real estate. One can pay a small portion of the total cost and pay the remaining together with interest over a long period.
For instance, most mortgages require an initial down payment of about 20% of the property and occasionally can be as low as 5%. With this arrangement, you can control. You can invest in different ways in real estate and start making money.
Real Estate Investments Trusts (REIT) are among the best vehicles for investors to get into real estate investment without following the traditional transactions. It is a regulated investment where a trust (corporation) uses finances from investors who pool their funds to buy and operate income-generating properties.
Typically, REIT uses the investor’s funds to build or purchase real estate property, which they sell or rent to gain profits. At the end of the financial year, the income generated is shared among the investors or the shareholders. Some of the real estate properties managed under the REIT may include apartments, shopping malls, office buildings, warehouses, and resorts, among many others.
All along, real estate investment trusts have been among the best-performing set investment portfolios.
For instance, from 2010 to 2020, the FTSE NAREIT Equity REIT index averaged 9.5% in annual returns. Between 2017 and 2020, the index stood at 11.25% and was higher than the S&P 500 or Russell 200 performance that averaged 9.07% and 6.45%. REITs can be bought and sold like any other stock in leading exchanges. Therefore, investors looking for returns on their investments and traditional assets should consider these real estate assets. Republic is a real estate company that can offer you more information on different investment assets in real estate.
There are different types of REITs one can invest in, and they include the following.
If you’re interested to know how to invest in any of the above types of REITs, you can get in touch with Republic for guidance and advice on what will suit you best.
Any investor anticipating REITs needs to distinguish between mortgage REITs that offer to finance for properties and Equity REITs that own properties.
What is real estate crowdfunding ? In many respects, real estate crowdfunding is almost similar to equity crowdfunding because the investors buy the property and become shareholders. It is a relatively new phenomenon in real estate, and like any equity investment, the investor does not have to buy the whole property, but instead, they earn part of the profits generated in the investment. Income obtained from building rentals or proceeds from the sale is shared among the investors.
Crowdfunding is a technique of raising funds for a business or venture capital. Its approach uses Twitter, Facebook, Linkedin, and other social media platforms to attract investors.
The principle of crowdfunding is that many people can invest tiny amounts and because many people are involved, and substantial amounts of funds can be raised so fast. One advantage of real estate crowdfunding is that potential investors can become shareholders in real estate property with as little as $5000.
Before the JOBS Act, investors in real estate could only invest in real estate through REITs or buying the property.
Now, crowdfunding has opened new ways of investing in real estate and will reduce the risks that come with an equity portfolio. This means that it allows the investor to diversify risks in their portfolio because all funds are not exposed to all equity markets’ risks.
Like any other investment, a real estate crowdfunding investment comes with its risks. Initially, crowdfunding was only the preserve of the accredited investors. These are the investors such as pension funds, banks, insurance companies, and other large investors. An accredited investor means that one should have a net worth of more than $1million or needs to be earning $200,000. However, according to the Securities Exchange Commission (SEC), non-accredited investors can participate in crowdfunding. There are specific limitations placed on non-accredited investors.
If you’re interested in real estate crowdfunding as an investor Republic can offer all the necessary information to participate in this lucrative industry.
Ben Shepardson is a Realty Biz News Contributing Writer and has a long track record of success in online marketing and web development. While pursuing a bachelor’s degree in Computer Information Systems, he worked doing enterprise-level SEO and started an online business offering web development services to small business customers.
Source: realtybiznews.com
This week, we interviewed Michael Jimenez from Xchange.loans.
Let’s get to it!
Who are you and what do you do?
I’m a co-founder and the CXO of Xchange.Loans- The online marketplace for non-performing loans. Which is still pretty opaque and vague. When a lender has an asset- typically a non-performing loan- that they want off their books they come to our marketplace to sell that asset to qualified buyers for cash. I’m in charge of user experience, sales & marketing, and lender outreach. Basically everything I never had to do in my previous CRE roles, before I embraced entrepreneurship.
What problem does your product/service solve?
We provide lenders a faster and more efficient way to liquidate their assets through a process known as a loan sale.
Loan sales are a quicker and more reliable way for a lender to be made whole, or as close to whole as possible, versus going through litigation- like foreclosure court, then to bankruptcy court, then back to foreclosure court, foreclosure auction, then having to sell the foreclosure or even worse- manage and stabilize the property prior to sale.
Taking back collateral and liquidating it is an extremely laborious, inefficient, and costly process for every lender. Lenders are built to originate and service debt, not liquidate the debt. Most lenders have no upside to the debt they originated. They’re in it for a few points of spread over an index, which isn’t much without scale.
Foreclosures in some states can take up to eighteen months without any hiccups and sometimes even years, whereas our process can be completed in as little as 4-6 weeks total. At the end of the day, our marketplace gets lenders OUT of their asset(s) and back into cash faster than any other process currently available.
What are you most excited about right now?
The thing that excites me most is that we-as in our amazing country- are moving forward at ramming speed into what appears to be an economic SUPER CYCLE. Part of this super cycle was created by the COVID-19 pandemic, but most of it was really created by decades of bad policies, poor decisions, and ‘kicking the can’. Well, we’re all out of easy-outs, workarounds, and pay-it later solutions. In the end, ALL debts must be settled and we are facing a tsunami of debt that we simply cannot pay back as promised. So we’re going to have to come up with some sort of settlement. This is precisely what we built our product for. The only surprise is the tsunami of debt is MUCH larger than we ever anticipated it to be and may hit us sooner and harder than I ever imagined. What happens? I don’t know. But I’m excited to grab my board and drop in on this massive wave. Cowabunga it is!
What’s next for you?
My primary goal is to scale my business to the point where I can hopefully take a breather and get just a little bit more work-life balance. I’ve never been a 9 – 5 guy, but the bootstrap grind is on a whole other level that I certainly underestimated. I love the grind, but I’d also love to spend a bit more time with my daughter, family & friends, my dog, and training jiu jitsu, and getting some more time to surf.
What’s a cause you’re passionate about and why?
Recapitalizing assets, opportunities and communities is my passion and fortunately my profession. Outside of that, I love teaching jiu jitsu, being a dad, and just trying to be a better Christian. Every day I rise with the goal of being a little bit better than I was the day before and I’m really looking forward to getting to the point where I can give back and have more of a positive impact on others.
Thanks to Michael for sharing his story. If you’d like to connect, find him on LinkedIn here.
We’re constantly looking for great real estate tech entrepreneurs to feature. If that’s you, please read this post — then drop us a line (Community @ geekestate dot com).
Source: geekestateblog.com
Los Angeles Mayor Karen Bass’ homelessness team is looking to purchase a 15-story hotel in the city’s Westlake neighborhood, the latest big expenditure planned as part of her “Inside Safe” program.
In a memo sent to the council’s Budget, Finance and Innovation Committee, Bass and her team acknowledged they are seeking to acquire the 294-room Mayfair Hotel, which served for two years as interim homeless housing before closing its doors last summer. The building has been listed for nearly $70 million in recent months.
Bass and her team declined to say how much the city has offered, saying the price will be revealed when the transaction goes before the city’s municipal facilities committee next month. They said the hotel would serve as a critical tool in the city’s fight against homelessness, helping to reduce the leasing costs associated with Inside Safe, which has moved about 1,200 people off the street and into hotels, motels and other facilities.
If the city finalizes the purchase, the Mayfair would be a key part of the city’s effort to create “permanent interim housing” — city-owned residential buildings where homeless people can live for up to a year before finding their own apartments.
Under the proposal, the city would provide an array of services on the Mayfair’s ground floor — substance abuse counselors, mental health clinicians and public health workers, Bass said.
“There’s no shortcut to do this. You can warehouse people in a shelter if you want, and they’ll stay there for a couple of days and they’ll be right back out on the street,” Bass said. “We have to think outside of the box, and maybe a little bit outside of the boundaries of what the city is normally doing.”
A broker representing the Mayfair referred questions to Alex Moradi, an executive with the ICO Group of Companies. Moradi did not respond to several requests for comment.
However, Bass’ homelessness team confirmed that the city signed a nonbinding letter of intent with Mayfair Lofts, the hotel’s owner, three weeks ago. That company is affiliated with ICO, according to information provided by the county assessor’s office.
Bass has asked the council to allocate $250 million for Inside Safe, which has targeted encampments in Hollywood, Venice, South Los Angeles and other parts of the city, in next year’s budget. That figure does not include any money that would be needed to purchase the Mayfair. If the sale goes through, the cost of Inside Safe could exceed $300 million for the coming budget year.
A bicyclist rides past the Mayfair Hotel, a 15-story hotel in L.A.’s Westlake neighborhood.
(Jason Armond / Los Angeles Times)
Councilmember Katy Yaroslavsky, who serves on the council’s budget committee, endorsed the idea of purchasing hotels and motels, saying the city will need “thousands and thousands of units” to address its crisis.
Yaroslavsky said her office has tried repeatedly without success to lease hotels and motels in her affluent Westside district. But paying rent to motel owners is also “not a good long-term strategy,” she said.
“The logistics of trying to negotiate one-off [agreements] with hundreds of motel owners puts us in a bad bargaining position,” she said. “When we go one by one, we’re not optimizing our buying power.”
On Wednesday, Bass and Yaroslavsky went to the mayor’s 16th Inside Safe operation, located along a stretch of San Vicente Boulevard in L.A.’s Beverly Grove neighborhood, which is part of Yaroslavsky’s district. Nearly two dozen tents had taken hold on San Vicente’s median strips and other rights of way.
Jeremy Mosley, who had been living on one of those medians, said Wednesday he was ready to make the move. But he sounded unsure about relocating to a motel in South Los Angeles, more than a dozen miles away.
“I want to see what it’s like. Because this does look bad. I know it does,” he said, gesturing to the furniture, tarps and other possessions that occupied the median.
The mayor’s proposed homelessness budget for the coming year lists four separate line items for the acquisition of interim housing, which add up to $73 million. Bass’ team declined to say whether all or a portion of those funds would go toward the Mayfair.
Those funds are not included in the $250 million being requested for Inside Safe.
The Mayfair was the site of a $37-million renovation in 2018 and 2019, according to the property’s real estate listing. In 2020, it became one of several hotels across the city to participate in Project Roomkey, a federally funded program that moved homeless Angelenos off the streets as part of the nation’s response to the outbreak of COVID-19.
City leaders voted to end the Project Roomkey program last year. But several of the locations that participated in the program continue to serve as temporary housing for L.A.’s homeless population.
Last fall, the council voted to keep the Highland Gardens Hotel operating as temporary homeless housing at least through June 30. That facility, located in the Hollywood Hills, offers 72 rooms, or up to 143 beds.
The Mayfair Hotel, a 15-story hotel in the Westlake/MacArthur Park neighborhood of Los Angeles. Mayor Karen Bass’ team is in talks to purchase the building to use as interim homeless housing.
(Jason Armond / Los Angeles Times)
City Administrative Officer Matt Szabo said the hotel will probably remain as interim homeless housing through 2025, at a cost of about $6 million per year. At that facility, leasing costs are about $4,550 per room per month, according to a report to the council. Once social services offered by PATH, or People Assisting The Homeless, are included, the monthly room cost exceeds $7,000.
Councilmember Nithya Raman, who represents the Hollywood Hills, worked to secure Highland Gardens before Bass took office. Bass, for her part, was closely involved in the effort to retain another Project Roomkey hotel, the L.A. Grand in downtown Los Angeles.
The L.A. Grand was originally slated to close as temporary homeless housing on Jan. 31. Bass’ team succeeded in leasing 481 rooms at that facility for an additional year. The monthly cost of a room, which includes not just lodging but also meals, is $154 per night, or nearly $4,700 per month, according to a memo provided to the council last month.
The council would need to sign off on a purchase of the Mayfair. Meanwhile, at least one former Mayfair resident is objecting to the proposed acquisition.
Cynthia “Mama Cat” Trahan, 62, who lived in the Mayfair for about four months, said Project Roomkey staff treated the hotel’s temporary guests with “very little respect,” searching them when they entered the building and sometimes going into their rooms without permission, she said.
Buying the hotel is “just not a good idea,” said Trahan, who now lives in an apartment in Glendale.
“We should be investing in putting people in apartments, not hotel rooms,” she said.
Watch L.A. Times Today at 7 p.m. on Spectrum News 1 on Channel 1 or live stream on the Spectrum News App. Palos Verdes Peninsula and Orange County viewers can watch on Cox Systems on channel 99.
Source: latimes.com
What is luxury real estate really? On today’s podcast with luxury expert Harold Clarke, we discuss what luxury real estate is and what Realtors need to know in order to truly serve high-net-worth clients. In addition to offering advice on breaking into the luxury niche, Harold shares strategies that agents can use to corner any market. We also discuss how COVID-19 affected Hawaiian real estate, what luxury living looks like in 2022, and why real estate agents should always be truthful with clients.
Listen to today’s show and learn:
Harold Clarke
Harold X Clarke knows quite well the nuances of wealth, through intimate experience. He developed a strong sense of ownership for the real issues and tough decisions required of individuals with great wealth at a young age. His competitive and perfectionist instincts, coupled with a deep, personal understanding of the wealthy elite’s mindset, allowed him to develop his proprietary method of catering to the discreet needs of the world’s most discerning clientele.
Recognizing big-box corporate real estate brands fall increasingly short fulfilling the real estate needs of the UHNW, and observing the small number of developments in the world that check all the boxes for these individuals, Mr. Clarke founded private real estate consultancy Harold Clarke Advisors for the world’s top .001% of individuals and global developers, to reshape the luxury lifestyle market and fill the void.
Related Links and Resources:
Thank You Rockstars!
It might go without saying, but I’m going to say it anyway: We really value listeners like you. We’re constantly working to improve the show, so why not leave us a review? If you love the content and can’t stand the thought of missing the nuggets our Rockstar guests share every week, please subscribe; it’ll get you instant access to our latest episodes and is the best way to support your favorite real estate podcast. Have questions? Suggestions? Want to say hi? Shoot me a message via Twitter, Instagram, Facebook, or Email.
-Aaron Amuchastegui
Source: hibandigital.com
The housing market is getting stranger by the day.
While affordability has arguably never been worse, prices are rising and there are virtually no homes for sale.
This is making it difficult for both housing bulls and bears to make the case for a boom or a crash.
When all is said and done, we might just experience a stagnant market that fails to keep up with inflation.
And a severe economic downturn in the housing industry due to a lack of sales volume.
First things first, new real estate listings are off a whopping 25% from a year ago, according to a new report from Redfin.
This covers the four-week time period ending on June 4th. Just 89,249 homes were listed.
And the real estate brokerage noted that new listings fell in all metros analyzed.
The declines were the most pronounced in Las Vegas (-42.3% YoY), Phoenix (-40.9%), Seattle (-40.4%), Oakland (-39.8%), and San Diego (-37.2%).
These happen to be areas that saw massive home price appreciation, then big home price corrections.
It seems homeowners are now staying put in these areas, perhaps as they come to terms with the inability to make a move from a financial standpoint.
Ultimately, the mortgage-rate lock in effect continues to make it both unfavorable and sometimes impossible for existing homeowners to move.
Simply put, selling your home with a 2-3% mortgage rate, only to buy one with a 7% mortgage rate, doesn’t pencil.
And rents aren’t cheap either, so it’s not a viable option to sell and rent for much less.
Meanwhile, active listings (the number of for-sale homes available at any point during the period) declined 4.6% from a year earlier.
This was just the second decline in 12 months, the first being a week earlier when actives fell 1.7%.
Redfin noted that active listings were also down month-to-month at a time of year when they typically rise.
Because of the lack of new listings, the total number of homes on the market fell to its lowest level on record for an early June.
Long story short, there is no housing inventory, which is somewhat good news because there aren’t a lot of buyers either.
As noted, affordability isn’t great with mortgage rates at/near 7% and home prices still historically high.
This explains why the median home sale price was down just 1.6% from a year ago at $379,463.
That represented the smallest decline in the past three months as many markets that were down year-over-year begin to turn things around.
While new listings and active inventory are down, housing supply inched up a bit from last year.
As of June 4th, supply was at 2.6 months, which is the amount of time it would take to clear inventory at the current sales pace.
But while it’s up 0.5% from a year ago, it’s still well below the 4-5 months that represents a healthy, balanced housing market.
The reason it’s higher is because homes are sitting on the market longer and taking more time to receive offers.
Again, you can blame affordability for this as there are fewer eligible buyers out there. And perhaps fewer who are interested even if they can afford it.
About a third of homes that went under contract received an accepted offer within the first two weeks on the market, down from 38% a year ago.
And homes that sold were on the market for a median 28 days (the shortest span since September), but much longer than the record low 18 days a year earlier.
So it’s clear the housing market isn’t thriving at the moment, but due to a continued lack of inventory, prices remain sticky.
But that could change if mortgage rates remain elevated during the softer part of the calendar year (summer/fall/winter).
Still, the resilience of home prices continues to exceed expectations and defy the housing bears.
Read more: When will the housing market crash again?
Source: thetruthaboutmortgage.com
The mortgage industry has its own language, and in order to understand it, homebuyers need to learn different acronyms and jargon when shopping for a home loan. A typical home loan payment or mortgage payment involves a single payment, which is the sum of four different line items: the loan principal, interest, taxes, and insurance – also referred to as PITI.
Before you set your sights on a home, know if you can afford the costs by learning what PITI is and how it impacts your monthly mortgage payments.
PITI stands for the loan principal, interest amount, taxes, and insurance on your home – the four major elements that make up mortgage payments.
Homebuyers often underestimate the true cost of homeownership by failing to take into account property taxes and homeowners insurance. It’s crucial that you budget for all the components of your mortgage payment before purchasing a home.
Now that we know what PITI stands for, let’s break down each of the four components and analyze the individual elements that make up your monthly mortgage payment.
The mortgage principal is the loan amount before any interest is calculated. This is the base amount of your home purchase price minus any down payment you make.
We’ll use a hypothetical home purchase for reference; if you buy a home for $450,000 with a 20% down payment ($90,000), your mortgage principal amount will be $360,000.
Over your mortgage term, you pay substantially more than the original $360,000 to the lender in the form of loan interest. The principal is the base amount used for loan calculations to determine if they will extend a loan to you.
Your mortgage interest rate is what you pay the lender as part of your monthly mortgage payment to borrow the funds to purchase your home. The mortgage lender calculates interest as a percentage of your outstanding principal. If your principal loan is for $360,000 and your lender charges you an interest rate of 6%, this means that you will pay $21,600 (6% of $360,000) in interest for the first year of your mortgage.
Your mortgage interest and principal payments are itemized on a mortgage amortization table. The amortization charts show how much each mortgage payment pays down your principal and interest. When you first start making mortgage payments, most of your monthly payment goes toward interest instead of the principal.
This split shifts over time, and eventually, the amount you pay toward interest decreases, and more is paid toward the principal. As the principal amount of your loan decreases, you start to earn equity on your home. Equity is the portion of your home that you own outright. Your interest decreases as well, as you only pay interest on the principal amount you have not paid off.
For our example, you will pay $21,600 in interest over the first year of your $360,000 mortgage. By the time you have paid down $260,000 of that principal, your principal amount will be $100,000; at that point, you’ll pay interest of $6,000 annually (6% of $100,000).
When you own your house, you pay taxes on the property to your local government to maintain roads, emergency services, police, firefighters, schools, and more. Buyers often overlook property taxes when estimating homeownership costs, but it is important to consider this recurring annual cost when you’re searching for your new home. Property taxes vary by location and are the most expensive tax homeowners pay. Taxes may be higher in a newer neighborhood or an area coveted by many homeowners. They are often less if you live just outside coveted neighborhoods and in rural areas.
The amount of property tax you pay is determined by the local property tax rate and the value of your home. A general guideline to estimate property taxes is to allocate approximately $1 for every $1,000 of your home’s value, paid on a monthly basis.For example, if your home is worth $450,000, you can expect to pay around $450 per month in property taxes or $5,400 per year.
As part of the home purchase process, most states require that you get an unbiased, official appraisal to estimate your taxes accurately. Your lender usually orders the home appraisal and includes the cost in their list of closing costs. After you close on your home purchase, keep in mind that your local government will regularly reassess properties every few years for tax purposes, which could lead to a change in your tax bill.
The “insurance” component of PITI refers to homeowner’s insurance and, when it’s required, private mortgage insurance (PMI). Let’s discuss each of these concepts in more detail.
Your PMI rates depend on how much of a down payment you made and your credit score. If you’re putting down less than 20% on a conventional loan, you’re required to pay for private mortgage insurance (PMI), which protects the lender if you default on your mortgage payments. Once you build at least 20% equity in your home — and your loan-to-value (LTV) ratio is 80% or less — you can get rid of PMI. For FHA loans, a similar mortgage insurance premium has to be paid throughout the life of the loan on any FHA-backed mortgage loan.
If your PMI comes in at a rate of 1%, here’s how you’d calculate a mortgage of $360,000: $360,000 x 1% = $3,600 per year; $3,600 ÷ 12 monthly payments = $300 per month.
Most mortgage lenders require a homebuyer to purchase and maintain homeowners insurance over the entire loan term. Homeowners insurance covers you and the lender if something catastrophic happens to the home, and you need to rebuild or move. Most homeowners insurance policies cover your home in the event of a break-in, fire, or storm damage.
Most insurance companies require you to buy additional coverage for damage from earthquakes or flooding. You can also purchase insurance riders to cover items of significant value, such as an expensive musical instrument, art, or jewelry. If you buy a condominium, you’ll also pay a homeowners association fee. Your lender may consider your HOA fee your insurance as the HOA carries its own insurance that covers the building, and thus you may not need another policy.
Property insurance amounts can vary among different insurances. It’s wise to shop around after the seller accepts your purchase contract, and before you close on the property, to get a good idea of reasonable rates. Insurance companies consider these factors when calculating an insurance premium:
When estimating your homeowner’s insurance costs, it’s helpful to keep a general rule of thumb in mind. On average, you can anticipate paying approximately $3.50 per every $1,000 of your home’s value in annual homeowner’s insurance premiums. For instance, if your property is valued at $450,000, you can expect to pay around $1,575 per year for insurance coverage, which translates to roughly $131 per month.
Before you start your search for a house, it’s a good idea to calculate PITI to determine your price range and help you find a mortgage option that will fit your budget. The exercise will make you a more rational home buyer and keep you from falling in love with a house outside your price range.
The simplest way to calculate PITI is by using an online monthly mortgage calculator. Redfin’s mortgage calculator includes the principal and interest, taxes, insurance, HOA, and PMI. You can also add in your location for more accurate estimates.
Your PITI gives you a rough idea of what purchase price range you can afford. One way to identify a purchase price within manageable limits is to use the housing expense ratio. To ensure your ongoing ability to make your mortgage payments, home finance experts typically recommend that your housing costs should be equal to or below 28% of your monthly household budget. If your PITI is more than 28% of your monthly budget, your lender may require you to pay for additional mortgage insurance.
In our example, you can estimate your housing expense ratio by dividing your PITI by your total monthly income. If your household income is $10,000 a month, your PITI will make up about 28% of your monthly budget, well within recommended guidelines. ($2,800/$10,000 = 28%.)
Keep in mind that PITI may just account for just some of your monthly expenses when owning a home. Depending on where you live and how you are paying for your home, there may be additional costs to consider. Additionally, the components that make up PITI are broadly defined here; there is often more complexity that goes into each part of PITI.
During the home buying process, it can be easy to trick yourself into thinking you can afford a more expensive home if you only look at your mortgage’s principal and interest cost without considering the total PITI with taxes and insurance.
For instance, let’s take a 30-year mortgage on a $450,000 property, assuming a property tax rate of 1.25% ($5,625 per year) and an annual homeowners insurance premium of $3,600. In this scenario, your monthly financial commitment would go beyond just the principal and interest amount, as you would need to allocate an additional $581 to cover taxes and insurance. Understanding and accounting for these factors will provide you with a comprehensive understanding of the actual costs involved in homeownership.
Here is a breakdown of the example discussed above.
| Principal and Interest | PITI | |
|---|---|---|
| Interest rate | 7% | 7% |
| 20% down payment | $90,000 | $90,000 |
| Property taxes | N/A | $450 |
| Homeowners insurance | N/A | $131 |
| Private mortgage insurance | N/A | N/A |
| Monthly payment | $1,800 | $2,381 |
The principal balance will factor into your debt-to-income (DTI) ratio. Your DTI ratio gives lenders an idea of how capable you are of managing money and the likelihood that you will consistently make your monthly payments. To determine your DTI, the lender uses your total minimum monthly debt obligation and divides it by your gross monthly income to arrive at a percentage. This calculation also includes payments on credit card accounts, auto loans, student loans, and other recurring debt payments. Lenders consider you a higher risk if your DTI ratio exceeds 43%, some lenders will allow a DTI as high as 50%.
PITI is just one fundamental concept to understand before applying for a mortgage. As you consider how much house you can afford, you’ll also need to plan for additional costs typically associated with homeownership. These include HOA or condo fees, which can range from $100 to $1,000 per month, with an average of $200 to $300. Additionally, budgeting for repairs and maintenance is crucial, with a general guideline of saving 1% to 5% of your home’s value annually. For a newer $450,000 home, this would mean setting aside $4,500 to $22,500 per year. Utility bills for electricity, water, gas, sewer, cable, trash, and internet should also be factored in, and contacting the utility company or asking the seller or neighbors can help estimate these costs.
Buying a home is very exciting, but before signing your mortgage contract, know what payment amount you can afford based on PITI and other monthly costs. The more you understand the home buying and mortgage process and the total cost of homeownership, the easier it will be to finalize your purchase decision. Your home purchase represents an important milestone in your life – avoid confusion and uncertainty by gaining a solid understanding of PITI and the cost of homeownership.
Source: redfin.com
Paying for a nursing home can seriously deplete your retirement savings. The government-funded Medicaid program can pay some or all nursing home costs, but it’s restricted to people of very limited financial means. You may be able to qualify for government assistance with nursing home costs, even if you control substantial wealth if you transfer nearly all your assets into an irrevocable trust. An irrevocable trust can protect your money from nursing home costs, but they have costs and drawbacks of their own, including permanently losing direct control of your assets. Talk to a financial advisor to learn about options for paying for long-term care.
A trust is a legal entity many people create as part of an estate plan. The trust acts as a container for assets transferred into it by the grantor. A trustee is appointed to manage the assets in the trust for the benefit of one or more beneficiaries.
A trust can be revocable or irrevocable. You can make changes to a revocable trust after establishing it, including removing assets from the trust. Irrevocable trusts, however, cannot be changed after establishment. That means transferring assets to the trust is a one-way process. Once in, assets cannot be removed from an irrevocable trust.
Irrevocable trusts come in several varieties and can help with many different estate planning and other personal finance tasks. Medicaid trusts are the kind used to help reduce the impact of nursing home costs.
More specifically, Medicaid trusts are designed to help people qualify for Medicaid, the government health insurance program. Unlike Medicare, which is not means-tested, Medicaid is only available to people of limited financial means.
The program is administered by states, which determine their own Medicaid eligibility requirements in a variety of ways. In most, the annual income limit is $29,160 or less. This cap includes Social Security and pension benefits as well as wages and investment income. Financial resources such as bank accounts, investments, revocable trusts and real estate typically can’t total more than $2,000. People who have more income and more assets may have to spend their own assets to pay for nursing home care until their assets have declined to the point they meet the Medicaid caps.
An irrevocable Medicaid trust is designed to help someone qualify for Medicaid without having to deplete their own assets. After creating the trust, they can transfer in enough assets to bring them below Medicaid’s caps. Once they have done that, assuming they have followed the rules, Medicaid will pay some or all of their nursing home costs. In this way, an irrevocable trust can protect assets from nursing home costs.
Keep in mind that some people say it’s unethical to use trusts to shield your assets from Medicaid. Others believe it’s perfectly fine, considering the rules and laws set up around Medicaid. Ultimately, whether you use an irrevocable trust to protect your assets from nursing home costs will be based on your financial situation, as well as your thoughts and feelings on the ethics.
Irrevocable trusts have a number of limitations that anyone planning to use one will want to keep in mind. These include:
An irrevocable trust is not the only tool available to help with nursing home costs. Here are some of the alternatives:
An irrevocable trust can help you avoid having to use your own assets to pay for nursing home care by making you eligible for Medicaid. Medicaid can pay some or all of your costs, but only if you meet strict financial guidelines for income and assets. Transferring assets into an irrevocable trust, called a Medicaid trust, can help even people with significant assets meet these guidelines, But once assets are transferred to an irrevocable trust, they can’t be retrieved from the trust.
Photo credit: ©iStock.com/Nes, ©iStock.com/designer491, ©iStock.com/Dean Mitchell
Source: smartasset.com
Interest in off-grid homes is growing among buyers who are wary of blackout events such as the incident in Texas in February that followed a severe winter storm.
The growing interest in self-powered homes has led some developers to go beyond energy saving features like solar panels, building even more protections into their properties.
“Houses can be built in much more efficient ways, so not just solar but they can have their own water treatment systems, other sources of electricity generation, and a number of other efficient ways to manage their utilities,” said Ben Keys, associate professor of real estate at the University of Pennsylvania’s Wharton School, in an interview with CNBC.
As a result of the storm in Texas, around 10 million people were left without power. Moreover, blackouts that have affected at least 50,000 people have risen by more than 60% in the U.S. since 2015, according to the Environmental Science & Technology journal. Homeowners are also concerned about climate change leading to a rise in the occurrence of wildfires and flooding. Last year in California, more than 10,000 buildings were destroyed by fires, causing over $10 billion worth of damage.
These events have led to demand for more resilient homes to be built, CNBC reported.
A Redfin survey last month backs that up, saying that climate change is becoming more of a factor in people’s homebuying decisions. In that survey, 74% of respondents said they would hesitate to buy a home in an area that’s at risk of climate change. And almost half of respondents who said they’re planning to sell said that natural disasters and extreme temperatures were one of the reasons behind that decision. The most likely age group to worry about natural disasters and extreme temperatures is those aged 35 to 44.
In response, a boutique home builder in California called Dvele is building smarter, more durable homes that feature solar panels, batteries and other elements that use less energy so they can operate off the grid for longer. The homes use technology to monitor their energy output and can help their occupants to identify ways to save more power. If the power is cut off for any reason, the homes will continue to operate normally for a period of time.
CoreLogic’s recent Catastrophe Report said that homes in California, Texas, Kansas, Oklahoma and Nebrask, and also along the Mississippi River and in the Atlantic and Gulf coastal areas are at most risk of being impacted by weather-related catastrophes.
Keys told CNBC that building more self-sufficient homes is no longer just popular with extremists. “I think we’re going to see more and more people looking for ways in which they can protect themselves as there are increased risks from storms, more utility disruptions, and more need for resiliency,” he said.
Even so, the costs of building more resilient homes are high, Keys said, which may slow down adoption of such technologies.
Source: realtybiznews.com