Sunday, September 28, 2008

Market Matters Advisory, Thursday Sept 25th

Brought to you by California Association of Realtors: Welcome to the Market Matters Advisory, your weekly guide to responding to the market. 


Proposed $700 billion plan moves forward

A proposed rescue plan that was initially submitted by the U.S Dept. of the Treasury last Friday and received numerous edits and additions throughout the week appears to have made significant progress today, with members of both parties announcing they have reached general agreement to move forward with a $700 billion federal rescue plan.

If the plan announced today is approved, it would allow the U.S Dept. of the Treasury to purchase troubled residential and commercial mortgage-related assets, including mortgage-backed securities and loans--up to $700 billion, which would promote stability in the U.S financial markets.

C.A.R strongly supports the intent of Congress and the federal government to calm financial markets, address liquidity issue and begin to restore confidence in our financial system as outlined by Congress this afternoon. C.A.R looks forward to examining the proposed plan in greater detail as more information becomes available, and wants to be certain that the needs of Californians are addressed in the final legislative package, and that housing's critical role is recognized in the legislation.

C.A.R also is encouraged by reports of additional provisions providing a greater level of protection to both consumers and taxpayers, and the addition of stricter oversight protocols than what was initially proposed by the Treasury Dept.

Some of the key components of the current federal rescue plan as outlined today include;

  • Providing the US Dept. of Treasury authority to issue up to $250 billion of treasury securities to finance the purchase of troubled residential and commercial mortgage-related assets, including mortgage-backed securities and loans, right away. If needed, the Treasury could request an additional $100 billion; however, the Treasury would need Congressional approval to receive the remaining $350 billion;
  • Cash received from liquidating the assets will be returned to the Treasury's general fund for the taxpayers;
  • Funding for the program will be provided directly by the Treasury from its general fund by increasing its debt by $700 billion;
  • Help for troubled homeowners to avoid foreclosure;
  • Limiting compensation to executives of troubled firms receiving assistance;
  • Greater oversight than the limited bi-annual reporting mechanism in the current proposal; and
  • Allowing the government to take an ownership stake in companies;
MAKING SENSE OF THE STORY FOR CONSUMERS

Although the rescue plan is not yet finalized, lawmakers and the Treasury would appear to agree on provisions that would provide assistance many homeowners facing foreclosure. Earlier this week, the National Association of REALTORS announced the creation of a Presidential Advisory Group to address this critical issue. Five California REALTORS were appointed to the 20-person Presidential Advisory Group. Both C.A.R's and NAR's Leadership Teams are in close contact with elected officials and other key leaders in Washington to ensure that interests of the real estate industry are represented. 

One of Congress' primary goals as this proposal moves forward is to minimize the financial impact of this rescue on the U.S taxpayers. The current proposal would allow the Treasury not only to sell the acquired mortgage assets at a later date, but also to acquire an equity stake in the companies that participate in the program. The stocks could be sold at a later date, which could enable Congress to recoup some--if not all--of the $700 billion. 

Articles about this plan--






CNN Money

Can't anyone afford my home?
Although affordability set a record high in the second quarter of this year, when forty-eight percent of the state's households could afford to purchase an entry-level home in California, factors other than price--primarily tighter lending standards and availability of credit--are influencing consumers' confidence and ability to purchase homes.

MAKING SENSE OF THE STORY FOR CONSUMERS

The median price an existing home has decreased approximately 40 percent in California from its peak in 2006; however, many potential home buyers till view asking prices as too high compared with their annual household incomes. Despite the decline in home prices, many homes in California are still priced 33.5 percent higher than they were in 2001. During the previous real estate cycle, the ratio of home prices to income hovered at approximately 10:1, meaning that consumers were paying approximately 10 times their annual salary for homes. The current ratio of home prices to income is approximately 6:1 indicating that home prices are better aligned with incomes today than they have been in the past.

Tighter loan underwriting guidelines by lenders worried about declining home prices and the rising rate of foreclosures have led to many consumers finding it difficult to secure loans. Approximately 85 percent of lenders have tightened their requirements for borrowers in the past three months, according to the Federal Reserve Board. In November, Fannie Mae and Freddie Mac, which set the lending criteria for most loans, will require a credit score of 740 or higher--an increase from the previous credit score of 680---for borrowers to avoid a loan surcharge that generally increases their interest rate. Consumers can raise their credit scores numerous ways, including reducing their credit card debt to less than fifty percent of their available credit; making payments on time; and minimizing credit inquiries. Experts recommend that consumers check their credit reports annual to ensure accuracy and clear up any mistakes. Consumers are entitled to one free credit report each year from each of the three major credit reporting bureaus. Reports can be requested by contacting each bureau.

The majority of lenders are requiring a full 20 percent down payment in order to qualify for a fixed-rate mortgage loan. Additionally, some lenders are restricted a homeowner's monthly principal, interest, taxes, and insurance (PITI) to 32 percent or less of a family's pre-tax income. If a lender determines that a home's PITI will exceed 32 percent of the family's income, the loan often will not be approved. As a result of the Housing and Economic Recovery Act of 2008, beginning Oct. 1, 2008, home buyers with loans insured by the Federal Housing Administration will no longer be eligible for seller-funded down-payment assistance. However, home buyers still can receive assistance from family, friends, and employers. Many first-time home buyers also can receive down-payment assistance from non-profit organizations. Borrowers with good credit, who issue a down payment higher than 20 percent, will likely qualify for a home loan, often with lower interest rates.

Some economists believe that owning a house is a risky asset, but in reality, homeownership historically has provided homeowners with long-term value, and often can be a consumer's best investment. According to statistics gathered by C.A.R over the last 40 years, homeowners who purchase a house and keep it at least five years have an average annual rate return of nearly 12 percent. For a complete assessment of the long-term value of homeownership, please CLICK HERE. 

USA Today

Anxiety rises as the era of easy credit comes to an abrupt end
Many consumers, some who acquired high levels of debt compared with their repayment capabilities, are feeling the effects of the tightened lending standards, and are concerned that the new standards will negatively impact their 401k savings plans, credit cards, and ability to secure new loans.

MAKING SENSE OF THE STORY FOR CONSUMERS

Many consumers, especially those who rely on their 401k savings plans for retirement, may be discouraged by recent shakeups on Wall Street. The initial reaction of some consumers is to stop contributing to their 401(k)s or to move their money of out stocks and into money funds. Analysts often offer three tips to consumers about retirement accounts; keep contributing, even in a down market, do not transfer all money out of stocks and into money funds, which could result in missed profits when the market rebounds; and rebalance stocks and bonds so they are better aligned with the consumer's target for investments.

As obtaining new lines of credit becomes more difficult, many  consumers are turning to the use of their existing revolving lines of credit, especially credit cards, for everyday needs such as gas and groceries. Aside from racking up high levels of debt, some consumers inadvertently may be increasing their interest rates, even though they make their payments on time. If balances suddenly increase to higher levels than in previous months, or if balances remain at a high level for consecutive months, some credit companies--concerned that the borrower may not repay the debt--may raise the credit card's interest rate. Those who miss a payment, make a late payment, or exceed their credit limit may receive a penalty rate as high as 32 percent.


In Other News...

The Mercury News

Wall Street Journal

CNN Money

LA Times

Press Enterprise 

C.A.R e-blasts are published by the CALIFORNIA ASSOCIATION OF REALTORS, a trade association representing nearly 200,00 REALTORS statewide






Tuesday, September 23, 2008

Steve Papapietro's Weekly Mortgage Bulletin: Iron Hank and Super Ben Take Path to Save the World


For the week of Sept 22, 2008-- Vol. 6, Issue 39

Last Week in Review

"The path to success is to take massive, determined action." Anthony Robbins. And success in stabilizing the markets and the economy is exactly what the government is hoping will happen as a result of the massive, determined actions they took late last week in response to unprecedented happenings in the financial markets. 

Treasury Secretary Hank Paulson announced that the US government will guarantee money market funds, after panic led to a "run on the bank" type of environment. A whopping $180 billion was withdrawn from market funds on Thursday alone. And the fear was so great that a premium to put money into Treasury securities was paid, which actually exceeded the rate of return. So effectively, the return was negative! People were actually paying for a place to put their money that would be safe because they had fears of losing principle. The government guarantee helped to ease these fears and stabilize the markets.

The Fed announced plans to create a market place for liquid mortgage debt. This should do a lot of long-term good to help the housing and lending environment. As if that weren't enough, the Securities and Exchange Commission also placed a temporary ban on the short selling of 799 different financially related stocks.

What prompted these dramatic actions? Very dramatic happenings earlier in the week.

After 158 years in existence, Lehman brothers filed for bankruptcy last Monday due to overexposure of high-risk loans in the mortgage arena. Then, the Fed gave insurance giant AIG an $85 billion lifeline to keep it from going into bankruptcy, after initially stating it would not intervene. Then it was announced that Merrill Lynch is being acquired by Bank of America, which will save them from the same fate as Lehman brothers, and now troubled bank Washington Mutual is looking for a buyer as well. 

Also playing a role was the fact that the Fed left its benchmark Fed Funds Rate (the rates banks charge each other for overnight lending) unchanged on Tuesday, not wanting to counter the recent improvements the US economy has made in the way of inflation. While this benefited Bonds and home loan rates earlier in the week, Stocks felt heavy selling pressure on the news... which added to the reasons for the actions taken late last week.

The government's announcements on Friday are great news for the overall health of our financial system, though they did cause Bonds and home loan rates to move away from their best levels of the week. All in all, Bonds and home loan ended the week slightly worse than where they began. Additionally, stocks had their most volatile week in history--but ended the week almost exactly where they started.

The path to smart spending definitely involves taking advantage of great deals! Check out this week's mortgage market view for five fantastic freebies... and a link to 25 more! 

Forecast for the Week

The ride isn't over---the coming week may see more wild movement in the markets as the financial sector responds to all the recent action, along with several reports due in the latter part of the week. We'll get a read on the housing market with Wednesday's Existing Home Sales Report and Thursday's New Home Sales Report. And we will get a read on the economy with Friday's Gross Domestic Product Report (GDP is the broadest measure of economic activity) and Thursday's Durable Goods Report.

What are "durable goods"? Simply put, they are items that are durable (i.e cars, furniture, appliances, games, cameras, business equipment, etc.) and are made to last longer than three years. This report shows a good measure of consumer and business consumption and buying behavior, and depending on the health of the report, could add to the volatility we have seen.

Remember when Bond prices move higher, home loan rates move lower... and vice versa. AS you can see from the chart at the top of the post, Bonds and home loan rates are still much improved from several weeks ago, despite giving up some recent gains. This could be a great time to take a close look at your home loan financing needs, as rates remain at historic lows. As always, I will be watching closely to see how Bonds and home loan rates continue to respond in these volatile times. 
CHART ABOVE: Fannie Mae 5.5% Mortgage Bond 

The Mortgage Market View

Five Fantastic Freebies

These days, many people are looking for new ways to cut costs and save money. Here are five great ideas from the editors of Kiplinger.

Free TV& Movies: Full episodes of more than 300 shows from NBC Universal and Fox stations are available on www.hulu.com. The site also offers over 165 free full-length movies in a variety of genres. In addition, other networks like ABC and CBS are also starting to post full episodes of various shows on their sites. 

Free College Savings: Sign up at www.Upromise.com and you can turn everyday purchases into college savings. You'll earn cash rewards for eligible purchases of groceries, gas, dining out, travel, and online shopping. The money is then automatically transferred to your child's 529 account. In addition, your family and friends can help too, by linking their rewards to your child's account. 

Free Directory Assistance: The next time you need to call 411, dial 1-800-Free-411 instead for free directory assistance for both residential and business listings. While you may have to listen to a short advertisement after voice prompts, you will still save a few dollars.

Free Credit Report: By law, you can receive one free credit report once a year from each of the main credit bureaus. Visit www.annualcreditreport.com to request your report.

Free Recipes: Need some inspiration in the kitchen? Check out www.allrecipes.com and www.Epicurious.com where you can access over 100,00 recipes for all sorts of meals... no matter your level of expertise. You can search by meal, occasion, or ingredient, and there are plenty of user reviews and cooking demonstration videos to help.

For twenty-five more great freebies, CLICK HERE


Monday, September 22, 2008

Archives, Archives, Archives

If you're new to this blog, welcome! I'd like to encourage you to spend some time investigating the site. Make sure to take a look at archived blog posts--often the articles and information posted on this blog include timeless tips for buyers, sellers, real estate investors, and people just plain interested in Bay Area real estate. I've spent a lot of time here answering many of the common questions people have about the process of buying a home, mortgage issues, and the burst of the housing bubble. Chances are, if you have a question, you'll be able to find the answer here!

And if you can't, please please please email me or leave a comment! The blog is updated frequently and we'll get back to you ASAP.

Worried your bank might fail?

Since paraphrasing might leach this important article of its helpfulness, I've decided to post it here in its entirety.  Economy woes have left many of us worrying that our banks might fail--The Mercury News published an article recently by Pete Carey that lays out in simple terms the ways our money is safe-guarded and how it isn't. 

Worried your bank might fail? Here's how you're protected--and how you're not
Pete Carey
The Mercury News

We've all got the jitters these days. Will the bank fail? Is our money safe? What about our investment accounts, and the IRAs we have at our bank or credit union?

The bad news is that not all investments are protected by federal insurance, and there are limits on what is protected. The good news is that quite a lot is covered, and there are strategies for gaining more protection. 

Experts say there's no need to pull your money out of the bank. But here is how your money is insured at various financial institutions, and how you can increase your protection.

BANKS

In the event of a bank failure, the Federal Deposit Insurance Corporation insures deposits, including money market accounts, up to $100,000.  The vast majority of banks, including all state-chartered banks in CA and many foreign-owned banks, are FDIC insured. To make sure your bank is an FDIC member, go to "Bank Find" on the FDIC web site at www.fdic.gov/deposit/index and type in your bank's name and state.

The FDIC also insures certain retirement accounts up to $250,000. These include all IRAs and self-directed defined-contribution accounts, such as 401ks and Keogh plans for the self-employed. This is in addition to the $100,000 per-account protection for bank accounts.

Here are a couple of ways to increase your coverage:

  • Co-owners of an account are each insured up to $100,000, so they can have up to $200,000 in a joint account with the full amount protected by the FDIC. Or, they can open three accounts- one joint and two individual accounts--for $400,000 coverage. 
  • For a living or revocable trust with multiple owners, the FDIC provides up to $100,000 of insurance per qualified beneficiary (parents, siblings, spouse, children and grandchildren). A trust with six owners is insured for $600,000.
Thus, a couple with no children could be insured for up to $1.1 million by having a joint account, two individual accounts, two retirement accounts and two revocable trust accounts naming one another as beneficiaries. 

  • Another strategy is to spread your money to many different banks. You and your spouse could have $600,000 in joint accounts at three banks, for example, all of it protected by the FDIC. There is no maximum number of banks where accounts can be held.
"Some banks have utilized creative mechanisms for insuring that their depositors can gain even more deposit insurance than that offered by the FDIC," notes William Heraf, commissioner of the California Department of Financial Institutions. He advised checking with your bank to find out if it has done that.

If one of your banks merges with another, the FDIC allows a six-month grace period in which coverage continues as though the money were still at separate banks. 

If your bank fails, the FDIC will find a healthy bank to step in and take over its operations. That usually happens on a Friday, and the bank reopen on Monday with full access to your accounts. Over the weekend, you would still have access by using checks, debit cards and ATM cards.

To learn more about how to structure accounts for maximum coverage, go to www.fdic.gov and click on the "deposit insurance" tab. 

CREDIT UNIONS

Accounts in credit unions are insured by National Credit Union Administration, which operates in essentially the same way as the FDIC.

BROKERAGES

Cash and securities such as stocks and bonds held in a brokerage account are protected by the Securities Investor Protection Corp, or SIPC. That includes 401k plans and investment accounts at banks, as long as they are registered with the Securities and Exchange Commission. 

SIPC, created by Congress in 1970, insures accounts up to $500,000, with a maximum of $100,000 for cash. Of course, you aren't insured against losses incurred by your investments because the stock market is tanking.

You can find out if your brokerage is an SIPC member at www.sipc.org.

Brokerages are required by the SIPC to segregate cash and securities owed to customers, so that in the event of a failure they are safe and can be returned to the customer. If for any reason the failed brokerage didn't segregate the securities, SIPC liquidates the brokerage to pay the customer.

"In this instance, customers are assured they'll get their assets back," said SIPC President Stephan Harbeck. "If there's anything missing, SIPC can use its funds to replace any missing securities," he added. 

In the case of Lehman Brothers, the investment bank that filed for bankruptcy last week, the account segregation "is in good shape" and no customer assets are missing "as far as we know." For technical reasons, however, SIPC may file liquidation proceedings to help facilitate an account transfer to Barclays Bank. Individual accounts are now at a Lehman subsidiary. 

Make sure to check out other great resources at The Mercury News website. 

Saturday, September 20, 2008

Market Matters Advisory, Thursday Sept 18th

Welcome to the Market Matters Advisory, your weekly guide to responding to the market.

LA Times
Has the housing market hit bottom? 

In some areas, foreclosures are increasing, housing inventories are higher than normal, and even well-qualified borrowers cannot receive mortgage loans. Many homeowners and home buyers are also becoming increasingly concerned about when the housing market will reach bottom. Although some areas, such as the Inland Empire and the Central Valley, appear to already have experienced the bulk of their price declines, other markets, such as the San Francisco Bay Area and Southern California may still see home values decrease further, according to some analysts.

MAKING SENSE OF THE STORY FOR CONSUMERS

Some economists are comparing the current real estate cycle to the 1990s but the origin of this cycle is different from that of the last decade. During the 1990s, a higher rate of unemployment and many other economic factors triggered the downturn, contributing to weak sales for a five-year period. The current real estate market is different in that sales declined at a quicker pace during 2006 and 2007, but have shown marked improvement in 2008. In July home sales remained above the 400,000 level for the third consecutive month. 

Although home prices in California appear to be high compared with incomes, the current cycle has allowed home prices in CA to become realigned with incomes. Affordability increased dramatically in the second quarter of this year, and is currently at 48%, meaning that nearly half of the state's households can afford to purchase an entry-level home in CA. Some economists predict that the housing market will have several "false starts" meaning that there may be periods when home prices reach a plateau or may even increase for a brief period, and then decrease again. Although home prices have not yet stabilized, home sales are increasing. It is also important to note that real estate is cyclical and prices will eventually rebound, correcting the market.


Wall Street Journal
U.S to take over AIG in $85 billion bailout; central banks to inject cash as credit dries up

American International Group Inc. (AIG), one of the world's biggest insurers, signed an $85 billion deal with the federal government earlier this week. This deal prevents AIG from entering bankruptcy and in turn the government receives a 79.9 percent equity stake in the company.

MAKING SENSE OF THE STORY FOR CONSUMERS

Because of the unusual nature of AIG bailout--AIG is not directly regulated by the federal government---some consumers may not fully understand the terms of the agreement, and may view it as another burden to taxpayers. However, the agreement with AIG differs from the life line provided by the Federal Reserve to Bear Stearns earlier this year. Under terms of the AIG agreement, the federal government is providing AIG with a two-year, $85 billion loan at 11.5% interest. In return, the Fed is receiving a 79.9% equity stake in the company, providing an opportunity for taxpayers to benefit if AIG should return to profitability.

Because AIG owns more than two dozen companies licensed to transact insurance in CA, some consumers may be concerned about the ability of the company to pay its claims. However, it appears that AIG's reserves are more than adequate at this time. In the unlikely even that the subsidiaries are unable to pay claims, the state's insurance regulator will take control of the firm assume responsibility for the necessary payments.


Sacramento Bee
Short sales a win-win--or a minefield

With more homes going to default, and more homeowners unable to qualify for loan modifications, short sales are becoming a viable alternative for many. However, these transactions can be complicated and often require more paperwork and time than a more traditional sale.

MAKING SENSE OF THE STORY FOR CONSUMERS

Short sales are designed to offer homeowners and banks an alternative to foreclosure. Generally this tactic is employed during real estate downturns, when it becomes more difficult for a homeowner to sell the property for an amount equal to or greater than the amount owed on the original loan. Short sales can be a win-win because they allow sellers to avoid foreclosures and can be less damaging to the seller's credit score than a foreclosure. With a short sale, buyers have an opportunity to purchase a home at a more affordable price.

Short sales are often more time intensive than a traditional transaction and often require more paperwork. Because some banks are overwhelmed with short sale offers, it is important that the seller working closely with their REALTOR to provide all of the necessary paperwork to ensure that the bank can accurately assess the situation and make a decision that benefits all parties. Sellers who opt for a short sale may best be served by a REALTOR who has experience working with short sales and is familiar with the required paperwork.


In Other News....








Talking Points--Here's What to Tell Consumers

Although the nation's banks appear to be in less danger of failing today than they were during the savings and loan crisis of the late 1980s and early 1990s, some consumers may need reassurance that their loan or bank account is secure. Financial institutions report their financials to regulators, who in turn rate their soundness. Regulators do not disclose their ratings to the public, but there are a wide variety of private firms that analyze the data reported to regulators and generate their own ratings for consumers. The ratings are based on a variety of factors, including the institution's net worth, problem loans, profit or losses, cash on hand and reserves for losses.

Although some companies charge for their ratings, others such as Bankrate Inc. and BauerFinancial Inc. provide free access to their ratings on all 17,000 US banks, savings and loans, and credit unions, using the Star System, where one star indicates the lowest rating possible and five stars the highest. The Federal Deposit Insurance Corp's site also lists 11 private firms that provide reports online, by mail or by phone. 

C.A.R e-Blasts are published by the California Association of Realtors

Thursday, September 18, 2008

Upsides to Owning



Making the decision to purchase a home is nothing to scoff at. Before you make this life-altering choice, there are a few things to take into consideration.

First of all, when you own a house, it's yours. If you want to paint the walls fuschia and orange, no one can stop you. If you've always dreamed of covering a wall with family photos, there's no need to hesitate and wonder how your landlord will react. Your house is literally an empty canvas. If you always wanted a studio where you could try your hand at painting, owning a home is your chance to build one. 

This freedom and permanence is often the first reason people migrate from renting to owning. It extends beyond the realm of paint colors and layout choices--when you own, you also take care of maintenance, which can either be a blessing or a curse. If you're sick of dealing with landlords and leases, your credit score is good, and you know you'll be in the same place for a while, it might be time to start looking for a house to buy. 

Another huge upside to owning is financial. When you pay rent, you're essentially not making any progress toward owning anything--you're simply paying for the privilege of occupying space that's owned by someone else. When you own a house, every mortgage payment you make takes you one step further up the ladder towards ownership. Plus, if you hit a financial roadblock or you need to make a major purchase, you can always refinance your home or borrow against your equity (the amount of money you've payed toward the price of your house.... so if your house costs five hundred thousand and you've payed one hundred thousand in mortgage payments, your equity is one hundred thousand and you can borrow against that money). 

Monday, September 15, 2008

Just Listed! 2 Bedroom/2 Bath Condo for Rent in Mountain View!






Conveniently located on 280 Easy St in Mountain View, this two bedroom, two bathroom condo for rent has everything you're looking for. Great location near Steven's Creek Trail, downtown Mountain View, and major transportation routes. New carpet and paint, huge balcony, pool, spa, and lots of trees and grass make this a peaceful retreat despite its center of everything location. The unit is 967 square feet. Cats are permitted and small dogs negotiable. 

PRICE: $2,000

Contact me, Marcy Moyer, for more information. 
marcy@marcymoyer.com

Sunday, September 14, 2008

Market Matters Advisory, Thursday Sept 11th

Welcome to the Market Matters Advisory, your weekly guide to responding to the market. 

Fannie Mae and Freddie Mac Placed into Government Conservatorship

Fannie Mae and Freddie Mac, government sponsored enterprises (GSEs), were placed into a conservatorship Sunday by the U.S Dept. of the Treasury. The Federal Housing Finance Agency (FHFA) will serve as the conservator, and the CEOs of each company were relieved of their duties. Replacing them are Herbert Allison, former Merrill Lynch vice chairman, and David Moffett, former U.S Bancorp CFO, who will now lead Fannie Mae and Freddie Mac, respectively.

MAKING SENSE OF THE STORY FOR CONSUMERS

Under the conservatorship, the FHFA has the authority to take up to an 80% stake in the companies, and will review both GSEs' financial condition quarterly. The federal government may inject capital into Fannie Mae and Freddie Mac if needed. Both GSEs will be allowed to increase their mortgage funding over the next year and a half, and their stock will continue to trade, with stockholders retaining all rights in the stock's financial worth. However, the plan does call for a 10% reduction per year to GSEs portfolios, beginning in 2010, until they have been reduced to 250 billon.

Although the conservatorship has resulted in lower interest rates for consumers, and restored investor confidence, C.A.R is concerned that the Treasury and new CEOs will change the mission of role of GSEs. Without GSEs, mortgage capital eventually will be less predictable and more expensive. This may result in adjustable-rate mortgages becoming the standard for home buyers, as well as higher down payment requirements, and the possible disappearance of the 30-yr fixed rate mortgage.

C.A.R supports a structure that maintains GSEs in their current countercyclical roles and is urging lawmakers to support continued government involvement in supporting the institutional secondary market. As a result of these concerns, C.A.R will be asking Congress to enact legislation to ensure GSEs continue to fulfill their congressional mission of supplying an affordable and stable flow of capital for home loans.


Additional Articles







CNN Money

Your home: When it's wise to downsize

As a result of reaching retirement age and becoming empty nesters, more baby boomers are choosing to downsize from large, multi-room homes to ones with less square footage. While some buyers are choosing to downsize to save money, others--especially those still in the workforce--are opting for a lifestyle change, such as a shorter commute; the convenience of an onsite fitness center, often found in condominium communities; or energy savings.

MAKING SENSE OF THE STORY FOR CONSUMERS

Some buyers are choosing to downsize to condominiums, as they are often located in close-proximity to sops, restaurants, transportation; and everyday needs such as grocery stores, dry cleaners, or the pharmacy. Although this is convenient, buyers who wish to save money by downsizing should weigh all the facts before making the decision to downsize. While most single-family homes incur costs such as property taxes, utilities, and home maintenance, most condominium communities require owners to pay monthly homeowner association (HOA) fees, and sometimes special assessments. The monthly dues and special assessments are generally used for items such as replacing a swimming pool, upgrading the community clubhouse, or adding new amenities. Buyers concerned about these costs should ask how much HOA fees have risen over the past five years, and whether the association has plans for new assessments in the near future. 

Even with the added costs, many buyers will realize an annual savings when downsizing. Some experts estimate that the average annual savings in utility costs and property taxes could be as high as $3,900 if a buyers downsizes from a 2,800 sq-ft residence to one that is 1,800 sq ft. 

Buyers who are at or near retirement should consider acquiring a mortgage loan with a 15 yr maturity or a traditional 30-yr fixed rate loan that does not charge a prepayment penalty. Although payments on a 15-yr mortgage are higher and the interest rate is only about .10% lower than a traditional 30-yr fixed rate loan, borrowers can save approximately $141,000 in interest over the life of the loan.

If a borrower elects for a traditional, 30-yr fixed rate loan, they should consider one without a pre-payment penalty. This allows the borrower to make extra payments each month and pay off the mortgage more quickly, without adding additional pressure should their financial situation change.


San Francisco Chronicle

Negotiating Skills Vital to Home Purchase

With the high inventory of homes on the market, and an average time on the market of about 50 days for an existing single-family home in CA, buyers have more room to negotiate. Although sale price is a large factor during the negotiation process, many REALTORS are advising their clients that the motto of "it doesn't hurt to ask" can be used to negotiate other contingencies, such as inspection reports, closing costs, and the like.

MAKING SENSE OF THE STORY FOR CONSUMERS

While there are many homes to choose from, buyers should understand that homes in many affluent neighborhoods are still selling quickly and in some cases also are garnering multiple offers. Experts advise that a buyer should work with their REALTOR when negotiating the sale price, and also to ensure that the offer is realistic when serious about purchasing a home in one of those communities. 

Buyers who are looking for the best-deal possible should consider homes that have been on the market for longer than is typical for their area and whose listing price has remained unchanged. Buyers also should consider making second offers on homes that the seller may have intitially rejected. Due to seasonality and the length of time the home has been on the market, some sellers may accept a lower offer than they originally planned.

In addition to the sale price, some REALTORS are advising sellers to negotiate on inspection reports. In today's market, some sellers may be more willing to pay to repair, or negotiate credit for repairs that arise during home inspection. 


IN OTHER NEWS...

LA Times


The Mercury News

Market Snapshot
This week C.A.R is introducing Market Snapshot, a new feature that will appear monthly in Market Matters. Created by C.A.R's research and economics team, Market Snapshot offers REALTOR information about the current market, and provides consumer-friendly charts and graphs.  CLICK HERE to visit C.A.Rs website, where you can view Market Snapshot

brought to you by California Association of Realtors (C.A.R)

Saturday, September 13, 2008

Steve Papapietro's Weekly Mortgage Bulletin: Weak Jobs May Provide Opportunity


Last Week in Review

"The best way to appreciate your job is to imagine yourself without one." Oscar Wilde. And for many Americans, job loss is not just something they're imagining--it's reality--as the Labor Department's August Jobs Report showed that the US economy has lost 605,000 jobs so far this year.

Last Friday's Jobs Report revealed several important pieces of information. In terms of job losses, the report showed that 84,000 jobs were lost in August and that the numbers for June and July were heavily revised, so that an additional 58,000 jobs were erased. But the real buzz came when the report showed that the Unemployment Rate swelled to 6.1% from 5.7%, which marks the highest Unemployment Rate since September 2003.

And since job losses are bad for the economy... and bad news typically causes money to flow from Stocks into Bonds... on Friday morning, Bonds and home loan rates initially built on the improvements they made earlier in the week. However, Stocks were able to rally later on Friday, and while Bonds and home loan rates gave back some of the improvements they made, they were still able to remain above an important floor of support at their 200-day Moving Average (a moving average is the average closing price of a financial instrument over a given period of time).

So despite the worsening trend for Bonds late day Friday, home loan rates still ended the week nearly .125 percent better than where they began.

Making Smart Spending Choices IS A Wise Thing To Do In Any Job Market! Check Out This Week's Mortgage Market View For Some Great Grocery Spending Tips!

Forecast for the Week

We will likely see another volatile day on Friday this week, with the delivery of two high impact reports with the potential to shake things up. Both set for release at 8:30AM ET, we will see the wholesale inflation measuring Producer Price index, as well as the Retail Sales Report. It will be important to see if the recent drop in oil prices has made an impact on either the cost to manufacture or if it has invigorated retail purchases due to the savings in the cost to fuel vehicles.

Inflation at any level remains a strong concern, so the Producer Price Index will be of high interest to many, including the Fed. On the Retail Sales Report, remember that a strong Report would be good for the Stock market--which stands to reason, as it would indicate continued consumer confidence and dollars being poured into the economy. But stronger economic news and higher stock prices will likely worsen Bonds and home loan rates. The aforementioned 200-day Moving Average, seen below in blue, is an important threshold in determining the direction of home loan rates in the coming weeks. A convincing move above this line would be good news for Bonds. Let's watch this closely, as it may represent some opportunities ahead. 

Remember when Bond prices move higher, home loan rates move lower... and vice versa. As you can see in the chart below, Bonds and home loan rates managed to stay above the 200-day Moving Average. I will be watching this closely to see if Bonds and home loan rates can remain above this important level.

The Mortgage Market View

Grocery Shopping Tips

With food prices still soaring, supermarkets are offering many deals and specials to lure in food shoppers. But sometimes, these good deals can actually cause people to spend more than they would have otherwise. Phil Lempert, author of Being the Shopper: Understanding the Buyer's Choice, offers these smart-shopping tips--

Limit Four Per Person: Scarcity can have a powerful impact on shoppers. A buying restriction can tempt people to buy more than they need, which could cause items to either spoil or sit in your pantry for a long time.
Tip: In the long run, when you factor in the amount of products that spoil or are eventually thrown away, you will usually be better off financially if you only buy the amount you reasonably need and can use.

End of Aisle or Freestanding Displays: Often the "specials" displayed on the end caps of each aisle or on an island display aren't really the best deals that the store currently offers. These displays may also lead to impulse buys that you weren't intending to make. For instance, a display with graham crackers, chocolate, and marshmallows could make you think "I'll make s'mores for dessert." Tip: While the location of these items is convenient, especially during busy shopping hours, you should only buy these items if they really are good deals.

Buy One, Get One Free: While these deals can make you feel like you are getting something for half price, if the cost is more than that of a similar item, or if you don't need a large quantity, than this may be one special worth passing up. Tip: Ask the manager if you can buy one item for half the price instead of buy one get one free. While stores don't always advertise this alternative, they often allow it.

Pre-Sliced Produce: While pre-sliced produce can feel like an easy choice, it can cost twice as much as whole produce, and can spoil faster than whole produce. Tip: Pay extra for prepared meals and produce only if the time and effort they save you is significant and really worth it.


Steve Papietro
Relationship Manager
MetLife Home Loans

Wednesday, September 10, 2008

New Construction: Is it for me?

If you're out looking for a place to purchase, you've probably noticed that there are number of new home communities looking for buyers. For many seasoned realtors this phenomenon was rarer ten years ago---in my early days selling real estate, the only new construction in Mountain View was at the Old Mill site on Showers, or Silver Creek in south San Jose, or a little later Rivermark in Santa Clara. Now, there are many new communities in Sunnyvale, Santa Clara, Mountain View, San Jose, and even Palo Alto and Menlo Park. 

Why? In the last ten years developers were able to buy large plots of land and rezone them to planned unit developments. Earlier in the 21st century cities saw the need for more housing and were more willing to give developers variances. Also, as more and more manufacturing jobs have gone oversees old plant sites have become available. For example, KB has a new development in San Jose at the old Del Monte Canary site and has even kept the old Del Monte sign tower. 

So while it's all mildly interesting, what does this mean for you? The biggest issue is CHOICE.  You have many choices right now and since a home purchase is probably the biggest financial decision you will make it is definitely to your benefit to make your choice wisely! (Shameless plug for me: I can help you make that choice intelligently by giving you the information you nee to make an informed decision.)

The advantages of new construction include: 
  • It's new and totally yours--no one else has ever lived there.
  • If you buy early enough you can choose the finishes--floors, counters, doorknobs--all will have your personal flair.
  • Right now buyers are anxious to sell and are giving generous upgrade packages and discounts on prices.
  • The homes are up to date on codes and energy efficiency. The foundations are stronger, the windows are double-paned, the plumbing is copper, the wiring is grounded and can hold today's electronics, and there is insulation, all of which may or may not be true of an older re-sale home.
  • Most new construction includes air-conditioning which not only is unusual in older homes, but prohibited in many town home and condo complexes.
  • The HOA fees tend to be a little lower than older complexes, many of which may have some deferred maintenance issues.
And the drawbacks?
  • Location: Many (although not all) new developments are in slightly less desirable sites. Generally, they aren't in the middle of established residential neighborhoods, but rather in old industrial/commercial areas. (New construction in Evergreen is an exception to this rule). 
  • Homes with such good energy efficiency can sometimes lead to mold growth because they aren't well ventilated.
  • Many new homes, especially close to urban or transportation centers are town homes or condos, not single family homes. There are a few single family home developments, but the lots are tiny and the homes are very close together. Condos and town homes are packed tightly into small spaces, and while they are landscaped, there are very few trees. There is little patio and yard space.
  • The time between purchase and move in can be anywhere from 2 months to 2 years, so you have to be flexible.
The best way to make an informed decision about whether a new home is right for you is to make sure you've clued yourself in on every option before jumping into anything.  Most new developments give a realtor a referral fee for bringing in a buyer, but if the buyer comes to the development first, then no referral will be paid. If you are working with a realtor, you should go to the developments with your realtor at least on the first visit. That way your realtor (hopefully me!) will be able to be objective about what is in your best interest. If you are going to buy a home, it will not matter to the realtor which home you buy, and the advice can be more objective. If your realtor makes money if you buy one home but not another, it will be harder for your realtor to be objective. Your realtor can be very helpful in analyzing future potential for appreciation or depreciation on the community, and the particular lot site you choose. We can also help negotiate price and upgrades.

I am very experienced in new home sales so if you have any questions, feel free to contact me. 

Happy house hunting!!!

Sunday, September 7, 2008

Bay Area Highlights

I lifted a few of the standouts from the Sept 5th-19th edition of the Bay Area Highlights Newsletter to help you plan your upcoming weekend. The newsletter's a great resource for clueing you in on what's going on around here, especially the musicians playing in concert venues from the Mountain Winery to the Shoreline Amphitheatre. It's designed by Cyndi Solomon from the North American Title Company, and it always features exciting local events. 

Music/Comedy--

Margaret Cho 9/12
Comedy  Mountain Winery, Saratoga

Coco Montoya, Maxx Cabello Jr. 9/12
Jazz/Blues   Little Fox, Redwood City

Daniel Glover  9/13
Classical Piano  Sanchez Concert Hall, Pacifica 

Jefferson Starship with Paul Kantner, David Frieberg, Cathy Richardson, and Barry "the Fish" Melto  9/13
Rock/Pop  Little Fox, Redwood City

Squeeze  9/13
Rock/Pop  Mountain Winery, Saratoga

San Francisco Stand-up Comedy Competition  9/14
15 semi-finalists perform 6-min sets in preliminary round one Bach Dancing and Dynamite Society.  Half Moon Bay

The Neville Brothers, Funky Meters, Dr. John and the Lower 911  9/14
Jazz/Blues  Mountain Winery, Saratoga 

Counting Crows, Maroon 5, Augustana  9/17
Rock/Pop  Shoreline Amphitheatre, Mountain View

Styx  9/19
Rock/Pop  Mountain Winery, Saratoga 

La Ventana  9/19
Latin/Salsa  Downtown Redwood City, Redwood City

Sports
Oakland Athletics
  • Oakland vs. Texas, 9/11 & 12 7:05PM, 9/13 & 14 1:05PM
  • Oakland vs. LA Angels, 9/16 & 17 7:05PM, 18 12:35PM
  • Oakland vs. Seattle, 9/19 7:05PM
San Jose State Spartans
  • 9/13 vs. San Diego State, 5:00PM

Tuesday, September 2, 2008

Knowing When to Rent


Many people who rent instead of buying a home are in transitional periods in their lives. Rentals are perfect for those in need of flexibility--if you're straight out of college or embarking on an uncertain career move, rentals can provide a short-term commitment that satisfies most of your goals for a living space. There's also the added benefit of escaping responsibility from the sort of upkeep, nuts and bolts stuff that plagues homeowners--often renters aren't responsible for dealing with utilities or routine building maintenance.

There are many factors to take into consideration if you're debating between a rental or a more permanent real estate investment. How's your income? Renting can save you money in the long run, and skipping out on the often massive down payment required when you purchase a home means extra cash for other necessities. If you're income isn't reliable and you can't foresee a time in the future when it will be, paying rent is much more advisable than taking on a mortgage. 

The real estate market in your area can also guide you to the right choice when determining whether to rent or buy. If there's a housing bubble, renters aren't affected--but if prices are on the up and up, renters don't make any money either. Check out the price stickers on houses for sale in your neighborhood, and keep abreast of local market trends. If prices are falling you can rent for a time, and then snag a house at a reduced rate later on. This can save you big bucks, and you won't be cursing yourself for jumping the gun on that spanish style three bedroom that might wind up costing in the long run. 

The most important factor for your mortgage rates and one of the biggest indicators of your ability to someday own the house of your dreams is your credit score. Renting is one of the best ways to establish credit and resolve past mistakes. Take advantage of the many benefits renting offers to re-vamp your credit worthiness and make yourself a stunning loan candidate for mortgage companies.  

Still, the grass isn't always greener for renters. Landlords are responsible for setting the rents, and that means your monthly bill can fluctuate up or down depending on the market, or (in the worst case scenario) the landlord's mood. 

Monday, September 1, 2008

Facebook Moving From Downtown Palo Alto


The Facebook offices have been a defining feature of downtown Palo Alto for a few years. Facebook and its young employees represent the forward thinking at the heart of Palo Alto's identity. It makes sense that the headquarters for a company that has totally revolutionized the way our kids communicate set its roots down here. But now the forerunner in online social networking is abandoning its downtown post and moving to a 137,000 sq ft site formerly occupied by Hewlett Packard in Stanford Research Park.

The new location is two stories, and has a full cafeteria and a roof top patio. It remains to be seen how the company's relocation from downtown will affect restaurants and cafe's near Facebook's old Hamilton Ave. offices.  Facebook's move doesn't mean much for Palo Alto as a city--the offices are only moving a mile or so away after all, and the company's expansion (cited as the reason behind the move) in the coming years can only mean good news for Palo Alto's economy and real estate market. The move is scheduled to take place early next year. 

How does Facebook feel? In an article in from InsideBayArea.com by Will Oremus, a Facebook spokesperson says, "We have loved our time in downtown Palo Alto and consider it part of the DNA here at Facebook. Many of our employees live in the area and will continue to be a part of the downtown community."