ED AND TERRI SMITH RANKED #71 IN U.S.

RE/MAX Coasatal Properties Broker/Owners Ed and Terri Smith were recognized by RE/MAX International for their ranking as # 71 among all residential real estate teams in the United States. The year-to-date statistics are through April, the most recent month for which 2009 statistics are available.

“With the enormous number of top producers within the RE/MAX system, a ranking anywhere within in the top 100 in the U.S. is a very formidable achievement” said Ed Smith. “In fact, RE/MAX was just ranked as the top U.S. firm in terms of transactions per agent for 2008, in both The REAL Trends Survey and the RIS Media Power Broker Survey.”   

The Real Trends Survey also reported that RE/MAX agents averaged far greater sales volume than the other national firms, and 31% more than the second place company in the U.S. RE/MAX operates 7,000 offices in more than 70 countries worldwide which is an international presence far greater than any of its competitors. With more than 90,000 sales associates worldwide, RE/MAX has been honored as the leading real estate franchise for nine of the last ten years by Entrepeneur Magazine.

How is a short sale better than foreclosure for a seller?

We are asked this question many times each and every week. There are many advantages to the short sale, but a few of the biggest ones are: Your credit score is less severely impacted; You will not risk having a deficiency judgment filed against you; You can be eligible for a Fannie Mae loan in two years instead of five; If you have a security clearance, it should not be negatively impacted; Overall, your credit will recover much more quickly.

Additionally, while a foreclosure may remain on your credit report for 7 – 10 years, it really never goes away. It will remain in the public records forever.

Why do short sales take so long to complete?

That old adage “garbage in, garbage out”, probably best sums up the problem. The banks and lenders are being inundated with hundreds of thousands of short payoff proposals that don’t stand a chance of EVER seeing the light of day. The offers must fit within certain parameters to be approved. While our personal short sale success rate is more than 90%, the national average is only 25%. Were it not for the 75% “garbage”, the short sale process would be far more efficient and the real estate markets could see genuine recovery much more quickly.

Q: When does the $8,000 new buyer tax credit expire?

The new buyer tax credit applies if you are a first time buyer and close on a primary residence between January 1st and December 1st 2009.  However, a bill has just been introduced that would not only raise the tax credit to $15,000, but would also make the credit available on any primary residence purchase, even if not the case of a first time buyer. The bill would also eliminate the current income ceilings of $75,000 for individuals and $150,000 for couples.

Business Looking Up in Florida

Remembering that real estate was the first “industry” to feel the impact of a weakening economy, it stands to reason that it may lead way to recovery.

Real estate sales transactions have been increasing around most of the rest of the state for the past year or so. The Emerald Coast, or Northwest Florida in general is typically believed to trail the rest of the state by from 12 to 18 months, depending upon whom you ask.

So, sales transactions are finally increasing here as well. Not as compared with last year, but as compared with recent months. This 2009 positive trend is the result of a number of things:

1. Interest rates are incredibly low.
2. Sales and asking prices are incredibly low.
3. Inventory levels are high – Choices are plentiful.
4. $8,000 tax credit for first time buyers.
5. An overall sense that prices will not decline much further.

Moreover, we have never seen low mortgage interest rates and low housing prices at the same time. This is an unprecedented opportunity for buyers. This helps to explain why we are seeing so many institutional buyers and investors coming back into the market. We are being approached by REITs and others, searching for investment properties, both residential and commercial.

You cannot turn a battleship on a  dime, and neither will this economy rebound in an instant.  What we are seeing now are the early signs of a real estate recovery. Some prices may very well go lower before they go higher, but as sales transaction numbers continue to improve, the brighter becomes the light at the end of the tunnel.

Are there fewer foreclosures on the market right now?

Yes, there are fewer foreclosures on the market now … There are several reasons for the decline in the number foreclosure sales, but such is not the case in terms of actual filings. Filings may be about to increase significantly though.

The reasons for the cancelled sales, abated foreclosures and dismissals have to do with:

1. Moratorium commitments for entities receiving government funds
2. Some servicers have run out of money to advance foreclosure costs
3. Servicers are now being instructed to mitigate costs when a foreclosure will only result in the burden of maintenance, repair, taxes and insurance and the ire of the affected neighborhood
4. The overwhelmed servicers have minimal trained staff and huge caseloads
5. The servicers have to deal with conflicts between investor tranches
6. Servicers have to wade through the complex IRS REMIC tax shelter issues set up in the PSA

The decline in foreclosure sales is a result of loss mitigation which has now morphed into “loan management”, but is not likely to be successful in the near term as property value continue to decline, making it difficult to accomodate modifications.

In spite of these efforts, many borrowers will not qualify because of bad debt to income ratios, loan to value ratios. Also due to poor credit scores and in general, an inability to qualify for a mortgage loan and/or obtain property insurance.

In 2008, more than half of the borrowers who were able to obtain loan modifications from their lenders were delinquent again six months later. In other words, nationwide modification efforts have not been especially successful thus far.

Then we have the next generation of defaults – That is, those occurring within the ranks of the chronically unemployed – previously referred to as the middle class. Nationwide surveys indicate that the average family has the liquid resources to survive for 60 days without income. Unemployment rates are rising, and consequently, a rise in related mortgage defaults.

All this data is being closely scrutinized by lenders and government alike. The lenders are coming around to the realization that putting families out of their homes is not a good business model.

If you are looking for a deal on a distressed property, short sales may be better options than bank owned.

The Weather Channel Features Destin

The Weather Channel – Why I Love Spring
 
ATLANTA – March 20, 2009 – The Weather Channel will usher in spring with a seasonal theme week that combines on-air and online content to match the public’s springtime frame of mind.  Among the special programming will be a new 30-minute special of “best of spring” moments hosted by Stephanie Abrams, who is seen on The Weather Channel weeknights on WeatherCenter.  The “Why I Love Spring” program will premiere Sunday, March 22, at 2 p.m. ET and will reair at various times throughout the week including Tuesday, March 24, at 2 p.m. ET.  In addition, The Weather Channel will feature many other on-air programming elements related to spring. 
 
Highlights during “Why I Love Spring” Week March 22-28 will include special segments from the popular Epic Conditions and Weather Ventures outdoor series where weather conditions are perfect for sports people enjoy in the spring.  Reporting from the field will be Mike Bettes on-location at Lake Tahoe on Monday and at Sedona, AZ, on Wednesday and Julie Martin at the Sandestin Resort on the Florida Panhandle on Tuesday and at the Callaway Gardens Flower Show in Georgia on Thursday.  Topics will include gardening and planting tips, travel ideas, outdoor grilling pointers and season-related health matters such as allergies.  Spring season topical packages and live reports will be featured frequently during the network’s live programming — Your Weather Today, WeatherCenter, and Weekend View.   
 
“Why I Love Spring” theme week will also feature exciting, multi-platform content about spring break destinations, picnic tips, golfing advice and all things related to the season of renewal – spring.   Visitors to www.weather.com will find content featuring important spring subjects, such as surviving allergy season and top 10 spring break destinations, as well as OCM blogs and personality pages addressing the theme of spring.    
 
New “Best of Spring” Special and Other Themed Programming Help Viewers Embrace New Season during “Why I Love Spring” Week March 22 through March 28

If a home is offered as a “short sale”, is the listing agent required to set a price that the bank will accept?

We recently made a full price offer on a short sale home in Florida. We knew that the final selling price would be subject to bank approval. We recently were told that the bank would not accept our full listing price offer. We were told that an additional $42,000.00 would be required in order for us to purchase this house. We have received nothing in writing. Is this a legal “bait and switch” tactic? Any suggestions on how to proceed?
 
Yes, listing agents should try to list a property at a price that would be acceptable to the lender. Unfortunately, many agents do not have a clear understanding of how the short sale process works. First, each lender has their own “loss severity rate”. This is a numerical reflection of how much a given lender is writing off on deals gone bad. Today, it is not out of the question to see a lender with a LSR of as high as 60%. This means that they are only recouping 40% of the mortgage balance at closing. Each different lender has their own loss tolerance level. This is important to know because if you can keep their loss below that threshold, your odds of success are much greater.
 
Additionally, each individual lender has their own “sale to market ratio”. This is the lender’s in-house guideline indicating what percentage of fair market value will be acceptable. Most lenders want 90% of fair market value. Some 85%.  We have worked with one lender that can go all the way down to 75% if the property is in Florida. Knowing this number is likewise important. Again, your odds of success are much greater if your offer falls within these parameters.
 
Often, the lender will respond with a counter such as you described. Sometimes they want the seller to sign a promissory note, sometimes they want cash. Sometimes, they want to attach a mortgage on another property owned by the seller. Remember that the first counter is not likely the last.  You can always go back with another one. Submit additional comps to help justify the price that your offered. Sometimes, it is helpful to submit a new appraisal. Ask the negotiator before spending the money on one though.
 
The other wild card is the seller’s financial condition, which you will not likely be privy to. If the lender believes that the seller is much better off than he is reporting, the lender will take a much tougher stand.
 
You rarely get anything in writing when it comes to counters from the bank. Short sale negotiation is not a regulated process. It is not something that the bank has to engage in at all. There are no hard fast rules, only general guidelines. And the guidelines change weekly.
 
Hope this helps, and good luck to you!

 

 

Good Economic News?

Fresh look finds hope

By Jeff Harrington, Times Staff Writer

Published Friday, March 6, 2009


Ticking off reasons to be in a dour economic mood is picking low-hanging fruit: The stock market is near 12-year lows; about one-third of bay area homeowners hold a bigger mortgage than their house is worth; more small businesses are losing their credit lines while more Floridians are losing their jobs.

No wonder consumer confidence is kicking around at all-time lows.

Enough with the gloom already.

In the spirit of hope and our perpetually optimistic governor, we prefer to seize on a handful of positive economic snippets that set the stage for a turnaround. After all, Federal Reserve Chairman Ben Bernanke, who more often than not moves the market downward with a bluntness alien to his predecessors, is among those predicting the recession will end in the second half of this year.

So raise your half-full glass for a semitoast to the upside of our economic condition.

BUSINESS INVENTORIES have been dramatically pared down, leaving many small companies lean enough to weather a prolonged slump and flexible enough to adjust their products to a shifting marketplace.

THERE ARE GREAT DEALS to be had in buying a house (substitute: stock, car or marked-down consumer good of your choosing). Yes, there may be a further slump in real estate and stock prices, but history dictates they’ll eventually rise above current levels, and discounts and incentives abound.

THE FEDERAL STIMULUS PACKAGE may be assailed for lingering long-term effects on the deficit. But in the short term, Gov. Crist is counting on it to help Florida balance its budget and avoid government layoffs.

CONSUMER SPENDING rose in January after falling for a record six straight months. The better-than-expected numbers were pushed higher by purchases of food and other nondurable items.

INCOMES ALSO ROSE unexpectedly in January. The jump was helped by higher Social Security checks kicking in; nevertheless, take heart that the 0.4 percent increase was the biggest jump since May.

NEW JOBLESS CLAIMS and the total number of people receiving unemployment benefits both dropped more than expected a week ago.

A HUGE DROP IN HOUSING STARTS has helped shrink the inventory of homes on the market. When homes sales eventually stabilize, home prices should appreciate at a quicker pace because there are fewer houses out there.

How will this new Fannie Mae home refinance program work?

Unfortunately, the program referred to as “Making Home Affordable” (MHA) will not benefit many homeowners in this market. Call me a cynic, but I believe that the scope of this program is so narrowly focused that very few homeowners will be able to qualify. 

 

The reason is that area depreciation (like so many others) has been severe. This program will not allow you to refi more than 5% above the current value of your home. As an example – Say you had put 10% down on a home in 2005. If that home has now depreciated by 25%, you would be 15% “upside down”, or 10% above the qualification threshold. 

 

Look at it another way:

 

$300,000   –  Purchase price in 2005

 

$  30,000   –  Down Payment

 

$270,000   –  Mortgage Balance

 

$225,000   –  Current Value (25% less than original purchase price)

 

$236,250   –  Maximum MHA refi loan amount (5% above current value)

 

As you can see, there is a difference (deficit) of $33,750 between the existing mortgage balance and the amount that could qualify for a MHA refi.

 

This program equates to typical government fuzzy math.  It’s like putting lipstick on a pig – It sounds cute but it does not accomplish much 🙂