A resource that goes beyond the closing

Buying a home is just the beginning of homeownership and it's important to have good resources for all the different things that it involves.  That is why you're going to want to keep the communication channels open between you and your agent.

Follow your real estate professional on social media.

Give your agent a review on Google or Facebook to share the great service you received.

Mark email on your "safe sender's list" so you won't miss newsletters, market stats, and other important information about maintaining a home and general market conditions.

When you need an answer about anything having to do with real estate or homeownership, who do you call?  Consider your agent your Real Estate Directory Assistance Service.  If your agent doesn't have the answer, they can point you in the right direction.

Feel confident to recommend your friends and relatives to your agent.  They'll appreciate working with a professional you trust, and your agent will be grateful for the referral.

Close to nine out of ten buyers and sellers are satisfied with the service from their agent and say they'll use them again and refer people to them.  When the time comes to move again, make the first call to your trusted agent.

Helping homeowners when they buy, sell, and all the years in between.

Just a few of the things your agent can do for you when you're not buying or selling a home are:

• Area sales activity on current homes for sale and sold homes
• Current market value of real estate you own
• Service Provider Recommendations
• Help in challenging tax assessment
• Advice on home improvements
• Conversations you should have with your insurance agent
• Refinance Analysis ... Does it make sense to refinance?
• Assistance in evaluating a home warranty
• Information on investing in rental properties
• Improvement registers to keep tract of capital improvements

Want help being a better homeowner?  Follow us on your favorite social media platform.  We're committed to sharing great homeowner information on a consistent basis.

Pre-approval as a homebuyer's second step

In today's challenging real estate market, obtaining mortgage pre-approval is a fundamental step for homebuyers, offering a clear picture of their purchasing power. By first choosing a knowledgeable agent to work with, buyers can benefit from expert guidance in selecting the right lender and mortgage officer, ensuring they secure the best mortgage for their unique situation.

Pre-approval involves a lender conducting a thorough review and verification of a buyer's financial situation, including credit history, income, assets, and debts. Upon completion, the lender issues a written commitment stating the maximum loan amount they're willing to offer, subject to certain conditions.

It is our policy to work with your lender to get a property specific pre-approval letter without a maximum loan amount but only stating that you are approved for an amount sufficient for you to purchase this home according to the terms of the offer.  This letter will accompany the offer to purchase with the lender's phone number in case the listing agent has any questions.

This pre-approval letter gives buyers a significant advantage in the home-buying process, as it demonstrates to sellers that they are serious and financially capable of following through with a purchase. Pre-approval typically remains valid for 60 to 90 days and helps buyers shop within their budget, streamline negotiations, and potentially close on a home more quickly.

It's important to note that while pre-approval is a strong indicator of loan eligibility, it's not a guarantee of final loan approval, which will still require additional steps such as a home appraisal and final verification of the buyer's financial information.

Budget Clarity: Pre-approval provides buyers with a clear understanding of their budget, helping them focus their search on homes within their price range and avoid wasting time on properties they cannot afford.

Faster Closing Process: Pre-approved buyers can expedite the closing process since much of the financing groundwork has already been completed, potentially giving them an advantage over other buyers in multiple-offer situations.

Negotiating Power: Sellers are more likely to negotiate and accept offers from pre-approved buyers, knowing that they have already secured financing and are less likely to encounter funding issues during the transaction.

Increased Confidence: Pre-approval gives buyers confidence in their purchasing power, allowing them to make strong and competitive offers with certainty.

Strategic Planning: With pre-approval, buyers can strategically plan their home search and make informed decisions about property selection, offers, and negotiations.

Avoidance of Disappointment: Pre-approval helps buyers avoid disappointment by preventing them from falling in love with homes they cannot afford or losing out on a dream property due to delays in securing financing.

Streamlined Process: Pre-approval streamlines the homebuying process by identifying any potential financing obstacles upfront, allowing buyers to address them proactively and navigate the transaction more smoothly.

Second Opinion: Given the numerous variables involved beyond just interest rates, points, and fees, we recommend seeking a second opinion from another trusted, experienced local lender. This allows you to compare terms and could potentially offer you more favorable conditions.

As you embark on your home buying journey, remember that the path to successful homeownership begins with choosing the right team. An experienced, trusted real estate agent can be your greatest asset, not only in finding your dream home but also in navigating the complex world of mortgage financing.

They can guide you to reputable lenders who will work diligently to secure the best mortgage terms for your unique situation. Don't underestimate the power of this professional partnership in today's competitive market.

Take the first step towards your new home with confidence ... reach out to a seasoned real estate agent today and set the foundation for a smooth, informed home buying experience. Your future self will thank you for making this wise decision at the very start of your journey.

The Key Elements of Single-Family Rental Investments

Single-family rentals (SFRs) are established as a compelling investment opportunity in the real estate market, offering a unique blend of stability and growth potential. These standalone residential properties, rented out to tenants, provide investors with a tangible asset that generates steady income while potentially appreciating in value over time.

As the demand for single-family homes continues to rise among renters seeking more space and privacy, SFRs have become an increasingly attractive option for both individual and institutional investors looking to diversify their portfolios.

The acronym IDEAL encapsulates the primary benefits that make SFRs an attractive investment vehicle:

Income - SFRs provide a steady stream of rental income, offering investors a reliable cash flow. Unlike some other real estate investments, single-family homes tend to attract long-term tenants, resulting in more stable and consistent rental income. This regular cash flow can help offset mortgage payments, property taxes, and maintenance costs while potentially providing additional profit.

Depreciation - One of the significant tax advantages of investing in SFRs is depreciation. The IRS allows property owners to deduct the cost of the building over its useful life, typically 27.5 years for residential properties. This non-cash expense can significantly reduce an investor's taxable income, potentially leading to substantial tax savings.

Equity - As tenants pay rent, a portion of that money goes towards paying down the mortgage principal, building equity in the property. Over time, this equity accumulation can represent a significant portion of the investment's return. Additionally, as property values appreciate, the equity in the home increases, further enhancing the investor's wealth.

Appreciation - Real estate, including single-family homes, has historically appreciated in value over the long term. This appreciation can lead to substantial gains when the property is eventually sold. SFRs in desirable neighborhoods or growing markets may experience even higher rates of appreciation, potentially outperforming other types of real estate investments.

Homes in the United States have appreciated an average of 5.56% per year for the past 60 years.

Leverage - Investors can use leverage to purchase SFRs with a relatively small down payment, typically 20-25% of the property's value. This allows investors to control a valuable asset with a fraction of its total cost, amplifying potential returns. As the property appreciates and the mortgage is paid down, the investor's return on investment can be significantly higher than the initial cash invested.

Single-family rentals offer a unique combination of these IDEAL factors, making them a superior investment alternative for many reasons, especially for individuals.

• Lower barrier to entry compared to multi-family or commercial properties
• Easier management and maintenance than larger rental complexes
• Appeal to a wide range of tenants, from young families to retirees
• Potential for higher appreciation rates in desirable neighborhoods
• Flexibility to sell to either investors or owner-occupants when exiting the investment

By leveraging the IDEAL elements of income, depreciation, equity, appreciation, and leverage, investors in single-family rentals can build long-term wealth while enjoying the benefits of passive income and tax advantages. As with any investment, it's crucial to conduct thorough research and due diligence before committing to a property, considering factors such as location, market trends, and potential rental income.

For more information on Single-family rentals, download our Rental Income Properties guide.  We welcome the opportunity to meet with you and explain more about the opportunities that make SFRs such an attractive investment.

Avoid additional costs with your buyer's agent

The real estate landscape is shifting, with new practices like mandatory buyer's agreements becoming the norm. While these agreements aim to provide clarity and protection, they can also create unexpected complications.

Imagine signing a buyer's agreement with an agent, then stumbling upon your dream home during a casual open house visit. This seemingly innocent scenario could lead to a costly mistake, potentially leaving you on the hook for thousands of dollars in out-of-pocket fees.

As the industry evolves, it's crucial for homebuyers to understand the implications of these agreements and the potential pitfalls of going solo after signing one.

Contacting Listing Agents Directly

Visiting open houses on your own or calling the listing agent is a quick way to discover information and what you like and dislike. Be sure to register with the host agent and inform them if you are currently working with an agent. Keep your excitement in check, as the host agent represents the seller. It's best to keep your intentions discreet, as anything you say or do can be used against you in negotiations!

Builder Homes

Creating your dream home is an adventure. Many buyers are surprised to learn that a builder's role is very similar to that of a traditional home seller. Your buyer's agent will represent you as a buyer and use their expertise to ensure you have the best possible experience and get the best deal. Many builders budget for a buyer's agent commission regardless of whether you have one, so take advantage of my experience and understanding by following their policies when visiting developments.

For Sale By Owner

If you find a For Sale by Owner property, let your agent know so they can help you maximize the process. They have the expertise to make contact, negotiate, and ensure the entire transaction goes smoothly. Your agent can help you save money in the transaction and, more importantly, save you the headaches of managing the purchase on your own.

Example

When a buyer who has signed a written buyer's agent agreement contacts another agent, it can lead to a complex situation regarding procuring cause and commission payments. Here's how it might unfold:

The buyer signs an exclusive buyer's agent agreement with Agent A, establishing a legal relationship and potentially agreeing to pay a fee for their services.

The buyer then contacts Agent B, perhaps at an open house or through another listing, without informing them about the existing agreement with Agent A.  Agent B shows the buyer a property, and the buyer decides to purchase it through Agent B.

A dispute may arise between Agent A and Agent B over who is the procuring cause of the sale. This dispute would typically be resolved through arbitration by the local real estate board.

If Agent B is determined to be the procuring cause (for example, if they showed the property and facilitated the sale), they may be entitled to the selling portion of the commission from the transaction.

However, the buyer may still be liable to pay Agent A's fee separately, as per their written agreement. This is because the buyer's agent agreement is a contract between the buyer and Agent A, independent of the outcome of the procuring cause dispute.

In this scenario, the buyer might end up effectively paying two fees: one indirectly through the sale (which goes to Agent B as the procuring cause) and one directly to Agent A as per their agreement.

This situation underscores the importance of clear communication between buyers and agents, and the need for buyers to understand their obligations under a buyer's agent agreement. It also highlights why agents should always ask potential clients if they're already working with another agent to avoid such complications.

For more information, download our Buyer's Agent Guide. You should be comfortable talking with a real estate professional how this works and your available options. 

Maximizing a Homeowner's Chance to Sell

Recent policy changes made by the National Association of Realtors (NAR) have shifted the dynamics of buyer's agent compensation, prompting sellers to reconsider their strategies.

Many buyers, especially first-time homebuyers, have limited savings and may struggle to cover additional costs beyond the down payment, closing costs, and other expenses associated with purchasing a home.  Mortgage lenders typically do not allow buyers to include agent fees in their loan amount, meaning buyers must pay these fees out-of-pocket, which can be a significant financial burden.

Requiring buyers to cover their agent's compensation, as opposed to the traditional seller-offered model, exacerbates affordability issues and limits many buyers' ability to purchase a home. To maximize market appeal and facilitate a quicker sale at full market value, sellers should strongly consider offering buyer's agent compensation.

1. Increased Buyer Pool: Offering compensation to buyer's agents can attract more potential buyers. Many buyers rely on agents to navigate the home-buying process, and agents are more likely to show homes where they are compensated, expanding the pool of potential buyers for the seller's home.
2. Competitive Advantage: In a competitive real estate market, offering buyer's agent compensation can make a seller's property stand out compared to similar listings that do not offer such incentives. This could lead to quicker sales and potentially higher offers.
3. Facilitated Negotiations: Providing compensation can simplify negotiations. Without the need for buyers to negotiate agent fees separately, the transaction process becomes more straightforward, reducing potential friction points that could delay or derail a sale.
4. Legal and Compliance Benefits: Buyer agents help ensure compliance with legal and regulatory requirements during real estate transactions. By compensating buyer agents, sellers can mitigate the risk of non-compliance and potential litigation, which could arise from handling complex paperwork and disclosures on their own.
5. Market Perception: Not offering buyer's agent compensation might create a perception that the seller is less flexible or cooperative, which could deter potential buyers and their agents. This perception can be particularly detrimental in markets where such compensation is customary.
6. Preservation of Market Norms: While the NAR settlement allows for commission negotiations, many buyers and sellers are accustomed to the traditional model where sellers offer compensation to buyer's agents. Deviating from this norm might confuse or alienate potential buyers, affecting the property's marketability.

Sellers who choose to offer buyer's agent compensation can enhance their property's appeal and attract a wider range of buyers resulting in obtaining the highest price, in the shortest time, with the fewest problems. In a competitive market, this strategic decision may be crucial for achieving a successful and timely sale.

VA Allows Buyer-paid Broker Fees

The U.S. Department of Veterans Affairs, known as VA, issued a policy change that now allows payment to buyer brokers on VA loans.  They will be subject to certain safeguards, such as the requirement that all buyer-broker fees charged to veterans "must be reasonable and customary within local markets."  The circular is effective Aug. 10, 2024, and is valid until rescinded.

The VA also clarified that veterans can still ask sellers to cover these fees which in most cases will be negotiated in the offer to purchase agreement.  As the practicality of the settlement of the lawsuit becomes clearer, VA is expected to issue a permanent policy.

This change in policy will protect veterans in situations where there is competition for a particular property and the seller might select another offer because those buyers were paying their own buyer's agent fee.  Prior to this policy change, veterans were not allowed to pay, "under any circumstances, be charged a brokerage fee or commission in connection with the services of such individuals."

Both the National Association of REALTORS� and the Mortgage Bankers Association have been lobbying the VA to address this prohibition and are thankful for addressing the issue to keep veterans who want to use their VA benefits to purchase as home.

VA mortgage loans have many benefits and options to structure a home purchase to fit your individual situation.  Your real estate professional can help you find the home that fits your needs with affordable financing.

For more information on changes with buyer's agents, download Buyers Agent Guide and contact your agent with any questions you may have.

 

Smart living with home automation

In today's fast-paced world, home automation is becoming increasingly popular among homeowners seeking to enhance convenience and reduce energy costs. With advancements in technology, smart home devices offer innovative solutions that not only simplify daily tasks but also promote energy efficiency and sustainability.

Whether you're looking to upgrade your existing home or are in the process of building a new one, incorporating these home automation trends can significantly improve your living experience while saving you money in the long run.

• Smart Lighting - Automate your lighting to save on energy bills by setting schedules and controlling brightness and color through a smartphone app.
• Enhanced Home Security - Invest in smart security systems with features like facial recognition, motion sensing, and real-time alerts to enhance safety and provide peace of mind.
• Smart Thermostats - Use smart thermostats to learn your schedule and optimize heating and cooling, reducing energy consumption and lowering utility costs.
• Voice-Controlled Assistants - Incorporate voice-controlled assistants to manage daily tasks and control other smart devices, enhancing convenience and efficiency.
• Smart Appliances - Upgrade to smart appliances that offer features like remote control, energy efficiency, and inventory management, particularly in the kitchen.
• Sustainable Living Solutions - Implement energy-efficient appliances and solar-powered systems to reduce your carbon footprint and utility expenses.
• Smart Entertainment Systems - Integrate smart entertainment systems for a customized audio-visual experience that can be controlled remotely or by voice.
• Touchless Technology -Install touchless faucets and smart showers to promote hygiene and water conservation while adding convenience to daily routines.
• Eco-Friendly Smart Toilets - Consider eco-friendly smart toilets that offer features like water-saving flushes and self-cleaning capabilities, contributing to a sustainable lifestyle.

By integrating these home automation trends into your living space, you can create a more efficient, convenient, and enjoyable home environment. Not only do these innovations enhance your daily routines, but they also contribute to long-term savings on energy costs and improve the overall value of your property.

Embrace the future of home living by exploring these smart solutions and take the first step toward a more automated and sustainable lifestyle.

Overwhelming advantages aside, there is still resistance to pre-approval

Pre-approval is a comprehensive process where the lender verifies the buyer's financial information, including credit history, income, and assets. Pre-approval provides a conditional commitment from the mortgage company to lend a specific amount, pending appraisal of the property.

Pre-qualification is an initial assessment based on self-reported financial information provided by the buyer. It gives a rough estimate of how much a buyer might be able to borrow but it is merely an opinion.

Despite the well-known advantages of getting pre-approved for a mortgage early in the home-buying process, many buyers remain resistant even to their detriment. Here are several reasons why:

Some buyers may not fully understand the benefits of pre-approval or may underestimate its importance. They might see it as an unnecessary step rather than a strategic move that can give them a competitive edge and streamline the home-buying process.

Buyers often perceive the pre-approval process as complicated and time-consuming. Gathering financial documents, filling out applications, and dealing with lenders can seem daunting, especially for first-time buyers unfamiliar with the process.

Potential buyers may fear that they won't qualify for a mortgage or won't get approved for the amount they need. This fear of rejection can lead them to delay or avoid the pre-approval process altogether.

The pre-approval process requires sharing sensitive financial information, which some buyers may be uncomfortable with. Concerns about privacy and data security can make buyers hesitant to initiate pre-approval.

Buyers who feel confident in their financial situation might not see the need for pre-approval. They might believe they will easily secure a mortgage when needed and therefore consider pre-approval an unnecessary precaution.

Some buyers may be waiting for the perfect moment to get pre-approved, such as when they have a specific property in mind or when they believe their financial situation will improve. This can lead to delays and missed opportunities.

The belief that mortgage pre-approval will negatively impact their credit score can deter some buyers. Although pre-approval does involve a credit check, the impact is typically minor and temporary, but this is not always clearly understood.

Procrastination and indecision can also play a role. The home-buying process involves many decisions and actions, and pre-approval might get pushed aside in favor of more immediate tasks or simply due to procrastination.

Some buyers believe that they can get pre-approved later in the process without any negative consequences. This assumption can lead to delays and complications, especially in competitive markets where pre-approval can be crucial for making a timely offer.

"Pre-qualification is the crucial first step in the home buying journey, providing buyers with an initial understanding of their borrowing capacity and setting the foundation for a successful and informed search for their dream home."

Among the benefits to buyers are enhanced buying power, competitive edge, negotiating power, streamlined process, confidence, and peace of mind.  If there are potential issues identified early in the process, there may be time to cure them without delaying a transaction.

Pre-approval benefits the buyer directly as well as the seller by having a qualified buyer that can close the sale.  Download our Buyers Guide and Buyers Agent Guide.

Addressing the Buyer Agent's Fee

Traditionally in the U.S. housing market, the seller has offered the buyer's broker and agent a share in the commission specified in the listing agreement between the seller and the listing broker and agent.  In a settlement between the National Association of REALTORS�, beginning on August 17, 2024, buyers will have to sign an agreement with their buyer's agent specifying what services will be available and the fee the buyer's agent is charging.

Many sellers may continue to offer compensation to the buyer's broker and agent, maintaining the traditional practice of the seller paying both sides of the commission. However, when no offer of compensation is made, there are several distinct alternative ways to facilitate the buyer agent's fee, as well as a myriad of variations to suit different scenarios.

In an instance where the seller doesn't offer compensation to buyer agents regarding a property you're interested in, there are several options to consider:

1. Negotiation with the Seller
   As your agent I can negotiate with the seller or their agent, on your behalf, to include the buyer agent's commission in the terms of the sale. This becomes part of the overall negotiation strategy when making an offer.
   
   
2. Adjusting the Purchase Offer
   As your agent, I can modify the offer to indirectly cover the commission by raising the purchase price to include the commission and have it included in the financing. For example, if a home is listed at $400,000, and the commission is $12,000, the offer would be for $412,000 with a condition that the seller pays a $12,000 commission to the buyer's agent.
   
   This approach ensures the seller receives their expected amount while covering the commission.
   
   
3. Seller Concessions
   As your agent, I can negotiate for seller concessions, where the seller agrees to pay a portion of the closing costs. This can include loan origination fees, appraisal fees, points, and other items that are disclosed in the offer to purchase.
   Seller concessions can help offset your out-of-pocket expenses, potentially making the purchase more affordable even with commission obligations.
   
   
4. Buyer Pays Commission Directly
   If the seller refuses to pay the buyer's agent commission and it can't be incorporated into the purchase price, it may be necessary to pay the commission directly. This would be discussed and agreed on before proceeding with any offer, and it would be clearly stated in the buyer's agency agreement.

It's important to note that any combination of these strategies may be used to find the best solution for your specific situation. The overall goal is to ensure you can pursue properties you're interested in while fairly addressing the commission aspect.

Download our Buyer's Agent Guide for more information.

U.S. Homeowners Property Tax Increase

Last year, U.S. homeowners faced an average property tax bill exceeding $4,000, marking the highest increase in five years, according to data from Attom Data Solutions, a real estate data firm. Property taxes nationwide amounted to over $363 billion in 2023, reflecting a 6.9% rise, largely attributed to inflationary pressures on local government costs and public employee wages.

States with the highest effective property tax rates included Illinois, New Jersey, Connecticut, New York, and Nebraska, with notable disparities in tax increases observed across different regions, such as a 31.5% increase in Charlotte, North Carolina, and a 15.2% rise in Atlanta.

Property taxes are determined by the assessed value of the property and applying the tax rates for the different taxing authorities for that year.  Generally, homeowners are notified of the assessed value of the property for that year, many times, even before the tax rate is set.

There is often a procedure for disputing the assessment, which may involve various processes. In some states, independent appraisal boards convene to review arguments from the taxpayer and a representative of the taxing authority.

To help further understand the process, here are some helpful definitions:

Assessment Process - The local government assesses the value of your property periodically to determine its taxable value.

Taxable Value - This is the value of your property that is subject to taxation, which may not necessarily be the same as its market value.

Tax Challenge - Homeowners have the right to appeal their property tax assessment if they believe it is too high.

Tax Rates - Typically determined by the taxing authority based on funding needs to generate the necessary revenue.

Tax Exemptions - Some homeowners may qualify for tax exemptions or reductions based on factors like age, disability, or veteran status.

Escrow Accounts - Many homeowners pay their property taxes through an escrow account set up by their mortgage lender, which is included in their monthly mortgage payment.

Tax Due Dates - Property taxes are typically due annually or semi-annually, depending on local regulations.

Penalties for Non-payment - Failure to pay property taxes on time can result in penalties, interest charges, and even the loss of your property through tax foreclosure.

For information about federal income taxes relating to homeownership, download the Homeowners Tax Guide.

Use Ben's Balance Sheet to Decide

There is a technique that has been attributed to Benjamin Franklin and used when faced with a decision.  As the lore goes, whenever Ben was faced with a decision, like you are now, he'd take a piece of paper, draw a line down the middle of it.  On the left side, he'd list all the reasons he should do something and on the right side, he'd list the reasons to avoid doing that thing.

Would-be home buyers are faced with the decision of whether to buy in today's market with uncertainty about inflation, the presidential election, the economy, higher than recent mortgage rates, and increased home prices, just to mention a few.

Some people have been put on the sidelines because they cannot qualify for a mortgage and others have sidelined themselves, even though they have the funds and resources, because of all the "noise" in the market.  Looking at the advantages of renting versus buying may bring clarity.

Advantages of Renting:

• Financial Flexibility: Renting typically requires a lower upfront cost, making it more accessible for individuals with limited savings or those looking to manage their finances conservatively.
• Maintenance Responsibility: Renters are often not responsible for major maintenance and repair costs, as these are typically the landlord's responsibility, allowing for a more worry-free living experience.
• Mobility: Renting provides greater flexibility to relocate quickly if job opportunities or personal circumstances change without the commitment of selling a property.
• Amenities and Services: Many rental apartments offer on-site amenities such as gyms, pools, and concierge services, providing added convenience and luxury without ownership responsibilities.
• Predictable Costs: Renters usually have fixed monthly costs for rent, making budgeting more straightforward as they don't need to account for unexpected homeownership expenses.

Advantages of Buying:

• Equity Building: Homeownership allows you to build equity over time as you pay down your mortgage, which can serve as a valuable asset and investment for the future.
• Stability and Control: Owning a home provides stability and control over your living environment, allowing you to personalize and renovate the property to your liking.
• Tax Benefits: Homeowners may benefit from tax deductions on mortgage interest and property taxes, potentially reducing their overall tax liability.
• Long-Term Investment: Real estate has historically appreciated in value over the long term, potentially leading to significant wealth accumulation.
• Sense of Ownership: Owning a home often brings a sense of pride and accomplishment, as well as the freedom to make decisions about the property without seeking landlord approval.

The Ben Franklin balance sheet might suggest that whichever side had the greatest number of reasons, that would be the appropriate action.  If each item had the same weight of importance that might be logical.  However, some reasons might tip the scale dramatically in favor of taking a particular action.

The equity building aspect of homeownership is exactly that type of reason.  With each payment made on the mortgage, a portion of it reduces the principal balance due which builds equity in the home.  Each month, a larger amount goes to the principal.

Homes on a national basis have experienced a 5.56% annual appreciation over the last 60 years according to the Federal Reserve Economic Data and Bureau of Labor Statistics.  During that period, inflation has averaged 3.7%, making homeownership a hedge against inflation.  Even if a person continues to rent, they will be paying more because rents have increased during the same 60-year period at 3.88% annually.

The average price of a home in America in 1963 was $19,300 and in 2023, 60 years later, the average price of a home was $495,100.  Long term, a home is a powerful investment in an individual's wealth.

For more information, download our information guide Homeownership Today and run a Rent vs. Own for your particular situation.

Is a written buyer's agreement necessary?

Beginning August 17, 2024, many agents will be required to enter into a written agreement with a buyer before touring a home either in-person or through a live virtual tour and buyers should be familiar with what it entails.

There have been buyer agreements for decades in the real estate industry and it was always suggested that the agent have a buyer acknowledge it in their first substantive meeting.  The practice of when it was signed was not scrutinized which is why some buyers may not be familiar with the practice. 

The agreements benefit both parties specifying obligations and duties.  The advantages for the buyer include:

• Dedicated Representation: A buyer's agreement ensures that the agent is committed to representing the buyer's best interests throughout the entire home buying process.
• Clear Expectations: The agreement outlines the scope of services provided by the agent, including their duties and responsibilities, helping to establish clear expectations between both parties.
• Priority Access: By signing a buyer's agreement, the buyer gains priority access to the agent's time, resources, and expertise, ensuring they receive personalized attention and support.
• Exclusive Representation: The agreement typically stipulates that the buyer will work exclusively with the agent, preventing conflicts of interest and ensuring undivided loyalty from the agent.
• Streamlined Communication: With a buyer's agreement in place, communication between the buyer and agent is streamlined, making it easier to stay informed and make informed decisions throughout the home buying process.
• Negotiation Strength: Having a committed agent by their side gives homebuyers greater negotiating power, as the agent can leverage their expertise to secure the best possible terms and price for the buyer.
• Peace of Mind: Knowing that they have a dedicated and experienced professional advocating for their interests gives homebuyers peace of mind, reducing stress and uncertainty during the home buying journey.

Since the agreements may not be standardized, this article will familiarize you with the components of a typical agreement.

The agreement should specify and conspicuously disclose the amount or rate of any compensation the agent/broker will receive from any source. The amount must be objectively ascertainable and not ambiguous like "whatever amount the seller is offering to the buyer."

It should be stated that the agent/broker may not receive compensation from any source that exceeds the amount or rate agreed to with the buyer.  Additionally, the agreement should note that broker commissions are not set by law and are fully negotiable and any other provisions required by state law.

If mandatory agreements have not been promulgated by state licensing authorities, the broker or agent can develop their own.  However, there are some elements that should be included:

• Agreements should be written in understandable terms for all parties in readable font size.
• Types of representation can include those provided by state law.
• Agreements should clearly enumerate the services provided to the buyer.
• Agents and buyers can negotiate and agree to the term of the agreement, and automatic extensions until closing the sale following completing a contract of sale.  Other provisions may include termination for cause and without cause by both the buyer and the agent, and whether compensation is owed if the buyer terminates the written agreement.
• Contracts should transparently outline the buyer's obligations, confidentiality duties, and the Equal Housing Opportunity statement, along with warnings about wire fraud and seller video/audio recording during home tours. MLS Participants may also inform consumers that they're offering real estate brokerage services and recommend seeking assistance from inspectors, lenders, attorneys, tax advisors, and title agents.
• Agents and buyers may agree to a retainer fee and if that fee is included in the total compensation, credited against other compensation, and whether it is refundable under specific conditions.
• The agreement may address how conflict of interest will be resolved during the term of the agreement including disclosure and consent for representing other buyers submitting offers on the same property, dual agency, designated agency, or transaction brokerage.
• A provision can be included on how to handle disputes such as mediation or arbitration.

Buyer representation offers numerous advantages when purchasing a home. With a dedicated agent, buyers gain access to expert guidance and advocacy throughout the entire process, ensuring their best interests are prioritized.

From navigating the complexities of the market to negotiating the best terms and price, a buyer's agent provides invaluable support and peace of mind. Additionally, buyer representation streamlines communication, provides access to exclusive listings, and enhances negotiating power, ultimately leading to a smoother and more successful home buying experience.

Buying a home is a sizable investment relative to each buyer.  Even if a person has purchased a home in the past, it benefits the buyer tremendously to work with a professional to advise them through the process and the buyer's agreement spells out the specifics.

Download our Buyers Agent Guide and schedule an appointment to get answers for your questions.

Tips to reduce your homeowner's insurance cost

Home insurance rates have increased by almost 20% nationally between 2021 and 2023 and even more in some states like Arizona where rates have jumped 62% in some cases. 

The appreciation that homeowners have enjoyed, especially in the past four years, has caused premiums to increase because the values are higher.  In addition, insurance is affected by inflation due to the increased cost of labor and building materials used to calculate the replacement cost of the dwelling.

Natural disasters, especially in coastal areas, tornados, fires, and hail are just a few of the things that insurers have paid considerable claims and are driving the prices of premiums higher.  Some insurers are pulling out of high-risk areas which make it difficult for homeowners to not only find coverage but at reasonable prices.

There are several things that homeowners can do to lower the cost of their policies.

Increase Deductibles - Opt for a higher deductible to reduce premium costs, but ensure you have sufficient savings to cover the deductible in case of a claim.

Bundle Policies - Combine homeowner's insurance with other policies such as auto insurance with the same provider to qualify for multi-policy discounts.

Improve Home Security - Install security features like smoke detectors, burglar alarms, deadbolts, and security cameras to reduce the risk of theft and damage, thus lowering premiums.

Upgrade Home Systems - Updating electrical, plumbing, and heating systems to meet current building codes can lower insurance premiums by reducing the risk of accidents or damage.

Maintain a Good Credit Score - Maintaining a good credit score demonstrates financial responsibility and can lead to lower insurance rates.

Shop Around - Compare quotes from multiple insurance providers to find the best coverage at the most competitive price.

Choose a Less Risky Location - Living in an area with lower crime rates, proximity to fire stations, and minimal environmental risks can result in lower insurance premiums.

Stay Claims-Free - Avoid filing small claims, as a history of claims can lead to higher premiums. Instead, consider paying for minor repairs out of pocket.

Reduce Coverage - Review your policy to determine if you have more coverage than necessary and adjust coverage limits accordingly to reduce premiums.

Ask About Discounts - Inquire with your insurance provider about available discounts for factors such as age of the home, non-smoking household, or membership in certain organizations.

Insurance is required on properties with mortgages on them but even when a home is paid for, most homeowners cannot afford the physical loss but also from potential exposure to liability to people who might be injured on their property.  It is estimated that the number of American homeowners without insurance in 2024 has increased to 12% from 5% in 2019.

Having an annual review with a property casualty insurance agent ensures homeowners maintain adequate coverage as property values and personal circumstances change, protecting against potential underinsurance. This proactive approach provides an opportunity to discuss lowering premiums, helps identify potential gaps in coverage, offering peace of mind and protection against unforeseen events.

Finding Affordability in Lessons of the Past

In the 1980s, home buyers faced significantly higher mortgage rates compared to today's market. Despite this challenge, many people successfully purchased homes and made them worthwhile investments. They employed a range of strategies to manage costs and ensure affordability. Here are the key tactics they used, explained in detail:

To reduce the amount borrowed and thereby lower monthly payments, many buyers saved for larger down payments. By putting more money down upfront, they could decrease their loan-to-value ratio, often securing better interest rates and reducing private mortgage insurance (PMI) costs.

Strict budgeting was essential. Buyers meticulously planned their finances, cutting unnecessary expenses and prioritizing savings. This disciplined approach enabled them to accumulate sufficient funds for down payments and to manage ongoing homeownership costs without financial strain.

Purchasing smaller or starter homes was a common strategy. These properties were more affordable and easier to maintain. While these homes might not have been the buyers' dream homes, they served as a steppingstone, allowing them to build equity and eventually move to larger properties as their financial situations improved.

First-time homebuyers often took advantage of government programs that offered lower interest rates, reduced down payment requirements, and other incentives. Programs like FHA loans provided more accessible pathways to homeownership for those who might otherwise struggle to qualify for conventional loans.

Buying homes in less expensive neighborhoods or regions with lower property taxes helped many buyers manage costs. These areas often offered more affordable housing options without sacrificing too much on quality of life. Some buyers were willing to commute longer distances to work in exchange for lower home prices.

Savvy buyers negotiated better terms with sellers and lenders. This could include negotiating for lower interest rates, asking sellers to cover closing costs, or securing other concessions that made the purchase more affordable. Effective negotiation skills often resulted in significant savings.

Many individuals took on additional jobs or side businesses to supplement their income. This extra income provided a financial cushion, making it easier to handle mortgage payments and other home-related expenses. Side hustles ranged from freelance work to part-time jobs in retail or hospitality.

Co-buying with friends or family members allowed buyers to pool resources and share the financial burden. This approach made it possible to afford larger or better-located homes that might have been out of reach otherwise. Clear agreements and legal arrangements helped ensure smooth co-ownership experiences.

Engaging in seller financing or rent-to-own agreements provided alternative pathways to homeownership. In seller financing, the seller acted as the lender, offering more flexible terms than traditional banks. Rent-to-own agreements allowed buyers to rent the property with an option to purchase it later, applying a portion of rent towards the eventual purchase.

As interest rates fluctuated, many homeowners took advantage of lower rates by refinancing their mortgages. Refinancing allowed them to reduce their monthly payments or switch to more favorable loan terms, making their mortgages more affordable in the long run.

The 1980s presented significant financial challenges for homebuyers, but through a combination of strategic planning, creative financing, and disciplined saving, many people successfully navigated the high-interest environment. These strategies not only made homeownership achievable but also laid the groundwork for long-term financial stability and growth. By learning from these historical approaches, today's buyers can find inspiration and practical ideas to overcome their own market challenges.

Download our Homeownership Today information guide & Buyers Agent Guide.

Convenient but not accurate can cost you money

Online estimates like Zillow, realtor.com, Redfin, & Homes.com are convenient, but typically lack accuracy and may have a significant margin of error.  They are constructed using a computer-generated algorithm that utilizes historical public sales data and trends called an Automated Value Model, AVM.

National AVMs derive values from automated computer modeling of public records and may not reflect the true value of a home due to the nuances of local markets.  An experienced agent, familiar with home sales in the area, takes several steps to arrive at a more accurate fair market value.

Real estate agents provide invaluable expertise by leveraging their deep understanding of local market conditions. This includes insights into neighborhood trends, recent sales data, and current inventory levels. By tapping into this knowledge, agents can accurately assess the fair market value of a home.

They conduct thorough property inspections, meticulously noting its condition, unique features, and any upgrades or renovations that could impact its value. This hands-on approach ensures a comprehensive evaluation that goes beyond surface-level data, allowing agents to provide more accurate and nuanced valuations.

Furthermore, agents excel at analyzing comparable properties to determine a home's value. They meticulously review recent sales of similar properties, considering factors such as size, location, amenities, upgrades, and condition. Agents then adjust these comparable properties to account for any differences with the subject property, ensuring a more precise comparison. This meticulous process allows agents to offer a valuation that reflects the specific characteristics and nuances of the home being evaluated, providing clients with a more accurate understanding of its worth in the current market.

Additionally, real estate agents are adept at considering broader market trends and buyer preferences. They assess factors like supply and demand, interest rates, and economic conditions to understand their potential impact on property value.

By staying attuned to market dynamics, agents can offer informed insights into how these trends may affect a home's value over time. Furthermore, agents gather feedback from showings and potential buyers, allowing them to gauge how the property is perceived in the market and adjust their valuation accordingly.

This holistic approach, combined with ongoing education and transparent communication with clients, sets agents apart in delivering accurate and reliable valuations that help clients make informed decisions about their real estate investments.

Contact an experienced real estate professional, familiar with your market area, to supply you with complete information necessary to maximize your home sale proceeds.  Download our Sellers Guide.

Benefits of Checking your Credit Regularly

You are encouraged by the Federal Trade Commission to be sure the information on your credit reports is accurate, complete, and up to date at least once a year.  It is an important part of your financial life that can determine whether you get credit, the terms of the credit and how much it will cost.

In addition to borrowing money, good credit could affect premiums on insurance, employers' hiring decisions, ability to rent a home.

Checking your credit history and credit scores:

• Helps you better understand your current credit position.
• Makes you aware of what lenders may see.
• Protects you from inaccurate or incomplete information.
• Recognize identity theft.

Free annual credit reports can be ordered from Equifax, Experian, and Transunion through their centralized website - AnnualCreditReport.com, toll-free phone number ... 877-322-8228, and mailing address ... Annual Credit Report Request Service, P.O. Box 105281, Atlanta, GA 30348-5281. These are the only ways to order your free annual credit reports.

Only one website � AnnualCreditReport.com � is authorized to fill orders for the free annual credit reports you are entitled to by law.  For more information, go to the Federal Trade Commission website regarding Free Credit Reports.

An annual home equity update benefits homeowners

Homeowners should verify their home's equity at least once a year because the two factors that affect it change regularly.  Market value changes and the unpaid balance of the home decreases with each monthly payment made on an amortizing loan. 

Amortization and appreciation cause the equity to increase in value.  Knowing your equity gives you options with regards to refinancing the home and releasing part of that equity.

The equity in your home can offer a financial safety net providing funds for emergencies or major life events, leveraged for investments or home improvements.  An annual update on your home's equity will ensure you stay informed about your financial position and opportunities for growth.

Refinancing a residence is a strategic financial move that allows homeowners to optimize their mortgage and tap into various benefits. Whether it's about securing a lower interest rate, consolidating debt, or accessing cash for significant life events, refinancing offers a range of options to suit individual needs. In this article, we'll explore the most common reasons people choose to refinance their homes.

• Lowering the Interest Rate - One of the primary reasons homeowners refinance is to take advantage of lower interest rates. By securing a more favorable rate, they can reduce their monthly mortgage payments and save substantial amounts over the life of the loan.
• Shortening the Loan Term - Some homeowners opt to refinance to shorten their loan term, typically from a 30-year to a 15-year mortgage. This strategy allows them to build home equity faster and pay off their mortgage sooner.
• Lowering Monthly Payments - On the flip side, homeowners may refinance to extend the loan term and reduce their monthly payments. This can free up cash for other financial goals or provide budgetary relief during challenging times.
• Converting an ARM to FRM - Adjustable-Rate Mortgages (ARMs) can bring uncertainty with fluctuating interest rates. Refinancing into a Fixed-Rate Mortgage (FRM) offers stability and predictability, shielding homeowners from unexpected rate hikes.
• Combining Mortgages - Homeowners with multiple mortgages may choose to consolidate them into a single, more manageable loan. This simplifies their financial situation and can lead to lower overall interest costs.
• Paying Off Higher-Cost Debt - Refinancing can be a valuable tool to pay off high-interest debts like credit cards or personal loans. By rolling these debts into a mortgage, homeowners can benefit from lower interest rates and potentially reduce their monthly obligations.
• Removing a Person from the Mortgage - Life circumstances change, and homeowners may need to remove a co-borrower from the mortgage due to divorce, separation, or other reasons. Refinancing allows them to do so while ensuring the remaining borrower's financial stability.
• Accessing Cash for Various Reasons - Cash-out refinancing enables homeowners to tap into their home equity and receive a lump sum. This cash can be used for home improvements, educational expenses, medical bills, or any other significant financial goal.
• Debt Restructuring - Homeowners can restructure their debt by refinancing. This involves consolidating various debts into a single mortgage, simplifying payments and potentially reducing the overall interest rate.
• Funding Investments - Some homeowners choose to refinance their residences to access cash for investments, such as starting a business, investing in real estate, or pursuing other income-generating opportunities.
• Home Renovations - Refinancing can provide the necessary funds for home renovations or remodeling projects, increasing the property's value and enhancing the living experience.
• Responding to Life Events - Life events like weddings, education expenses, or medical emergencies may require substantial financial resources. Refinancing allows homeowners to access their home's equity to address these events without resorting to higher-interest loans.

Refinancing a residence offers homeowners a versatile financial tool to achieve a variety of goals. Whether it's securing a lower interest rate, adjusting the loan term, consolidating debts, or accessing cash for life events, refinancing can help homeowners optimize their financial situation and achieve their objectives. Before proceeding, it's essential to evaluate the specific goals, costs, and benefits of refinancing and consult with a mortgage professional to make an informed decision.

There is a cost associated with refinancing a home whether it is paid in cash or rolled back into the mortgage.  Assuming you're refinancing for a lower rate, the newly achieved savings are divided into the cost of refinancing to determine how long you need to stay in the home to recapture the cost of refinancing.  Determine the break-even point in your situation by using the Refinance Analysis calculator.

Contact us to schedule an annual Annual Advisory and receive an estimate of your home's equity based on a current market evaluation at no expense or obligation.

 

Is a friend your best choice for your agent?

In the realm of real estate transactions, the decision to engage a friend who also happens to be an agent may seem like a tenuous situation and may cause some hesitation.

Concerns about how professional relationships may impact their personal connection occasionally weighs on a person's mind, leading them to consider alternative options. It may stem from the fear that any hiccups or disagreements during the transaction may strain or even jeopardize the friendship.

It may actually be the opposite.  There are many advantages to working with a professional to find your home who also happens to be your friend.

1. Trust: Having a friend as your agent allows for a pre-existing level of trust, enhancing communication and transparency throughout the transaction.
2. Personalized Service: A friend-agent is likely to provide highly personalized service, tailored to your specific needs and preferences.
3. Understanding: Friends understand your lifestyle, preferences, and priorities, enabling them to better advocate for your interests in the real estate process.
4. Accessibility: With a friend-agent, you may find it easier to reach out and communicate, ensuring prompt responses and availability during crucial stages of the transaction.
5. Shared Goals: Both parties share the common goal of a successful real estate transaction, fostering collaboration and mutual understanding.
6. Comfort Level: Working with a friend can create a comfortable and relaxed atmosphere, making the process more enjoyable and less stressful.
7. Loyalty: Friends are likely to prioritize your best interests and remain loyal throughout the entire transaction, ensuring you receive the support and advocacy you deserve.
8. Knowledge of Preferences: Friends are often aware of your lifestyle preferences and priorities, allowing them to identify properties that align closely with your needs.
9. Insider Insights: A friend-agent may provide valuable insider insights and tips about the local real estate market, helping you make informed decisions.
10. Flexibility: Friends are often more flexible with their schedules and approach, accommodating your needs and preferences throughout the process.
11. Shared Values: Friends share common values and understand your motivations, ensuring they align their efforts with your long-term goals and aspirations.
12. Continued Relationship: Utilizing a friend as your agent can strengthen your bond and deepen your relationship, as you navigate an important milestone together.

It's crucial to address any concerns or hesitations you may have with your friend who is also your real estate agent. Open and honest communication is key to maintaining a strong and healthy relationship, both personally and professionally.

By expressing your worries or uncertainties upfront, you give your friend the opportunity to address them directly and reassure you of their commitment to your best interests. This conversation can help clarify any misunderstandings, alleviate any fears, and strengthen your trust in their ability to guide you through the real estate process effectively.

Remember, your friend values your relationship just as much as you do, and they want to ensure your satisfaction and peace of mind every step of the way.

Questions to ask your friend/agent

• How do you plan to prioritize my needs and preferences throughout the process?
• Can you provide examples of successful transactions you've facilitated in the past?
• What sets you apart from other real estate agents in terms of your approach and expertise?
• How do you plan to leverage your knowledge of the local market to benefit me?
• Can you share any insights or recommendations based on your experience in the industry?
• How do you plan to keep me informed and involved at each stage of the transaction?
• Are you willing to go above and beyond to ensure a smooth and successful outcome for me?
• Are you committed to providing transparent and honest communication throughout our working relationship?
• Can you assure me that you'll always have my best interests at heart as we navigate this journey together?

If you're not convinced a friend is the best choice for your agent, call them and express your concerns.  You are friends and you owe it to each other.  You'll feel better and it will make your decision much easier.

Key Considerations When Downsizing Your Home

While the process of downsizing may initially focus on finding a smaller property, it's essential for homeowners to also think ahead and plan for the future by including considerations such as aging in place, healthcare needs, and financial security, and offer guidance on creating a comprehensive plan for the years ahead.

Assessing Long-Term Needs

Before downsizing, take the time to assess your long-term needs and goals. Consider factors such as your health, mobility, and lifestyle preferences, as well as any anticipated changes in family dynamics or caregiving responsibilities. Think about how your housing needs may evolve as you age and whether your downsized home will be able to accommodate these changes.

Aging in Place

Many homeowners choose to downsize with the intention of aging in place, remaining in their home as they grow older. When selecting a downsized property, prioritize features that support aging in place, such as single-level living, wide doorways and hallways, accessible bathrooms, and minimal maintenance requirements. Consider consulting with an aging-in-place specialist to assess your home's suitability and make any necessary modifications.

Healthcare Needs

As you plan, consider how your healthcare needs may change over time. Evaluate your access to medical facilities, specialists, and support services in your downsized community. Explore options for home healthcare, assisted living, or other forms of senior care, and ensure that your downsized home can accommodate any necessary accommodations or modifications.

Financial Security

Downsizing can offer financial benefits, including reduced mortgage payments, lower property taxes, and decreased maintenance costs. However, it's essential to consider the broader financial implications of downsizing, including how it may impact your retirement savings, investment portfolio, and overall financial security. Consult with a financial advisor to assess your financial situation, develop a budget, and create a plan for achieving your long-term financial goals.

Creating a Comprehensive Plan

Develop a comprehensive plan that addresses all aspects of your future needs and goals. Consider creating a written document that outlines your housing preferences, healthcare preferences, financial objectives, and contingency plans for unexpected events. Review and update your plan regularly as your circumstances change and communicate your wishes with your loved ones to ensure that everyone is on the same page.

For more information, download our Downsizing Your Home guide.  If you'd like information on what your home is worth, contact us for a quick, no-obligation estimate.

Agent Representation - A Buyer's Perspective

Real estate professionals offer expertise in the local market, guiding buyers toward suitable properties and negotiating favorable terms. They provide comprehensive support throughout the home buying process, managing logistics and serving as trusted advisors.

Additionally, agents have access to a network of allied professionals, streamlining the transaction and ensuring smooth coordination. They also advocate for buyers' interests, negotiating on their behalf and addressing challenges that may arise, providing peace of mind and confidence in decision-making.

The following is a list of services typically provided to a home buyer by a real estate agent but can vary depending on negotiations between the principals.

1. Property Search: Assist the buyer in identifying properties that meet their criteria, including location, size, amenities, and budget.
2. Market Analysis: Provide information and analysis on market trends, property values, and comparable sales to help the buyer make informed decisions.
3. Property Showings: Schedule and facilitate property showings, accompany the buyer during visits, and provide insights and guidance on each property.
4. Negotiation: Negotiate on behalf of the buyer to secure the best possible price and terms for the purchase of the property.
5. Offer Preparation: Assist the buyer in preparing and submitting offers on properties, including drafting purchase agreements and related documents.
6. Contract Review: Review purchase agreements, contracts, and other legal documents to ensure the buyer's interests are protected.
7. Recommendations of Allied Professionals: Suggest allied professionals such as mortgage lenders, home inspectors, real estate attorneys, insurance agents, and title companies to ensure a smooth and successful home buying process.
8. Coordination: Coordinate with other parties involved in the transaction, including sellers, listing agents, lenders, inspectors, appraisers, and closing agents.
9. Due Diligence: Guide the buyer through the due diligence process, including inspections, appraisals, title searches, and financing arrangements.
10. Financing Assistance: Provide guidance on financing options, refer the buyer to mortgage lenders, and assist with the loan application process.
11. Closing Preparation: Prepare the buyer for the closing process, including reviewing closing documents, explaining closing costs, and ensuring all necessary paperwork is in order.
12. Escrow Management: Oversee the escrow process, including the handling of earnest money deposits and the timely completion of contract contingencies.
13. Post-Closing Support: Provide ongoing support and assistance to the buyer after the closing, including referrals to contractors, service providers, and local resources.
14. Legal and Ethical Guidance: Provide advice and guidance on legal and ethical issues related to the home buying process, ensuring compliance with relevant laws and regulations.
15. Client Advocacy: Advocate for the buyer's interests throughout the entire home buying process, acting as their trusted advisor and representative.
16. Education and Information: Educate the buyer about the home buying process, including rights, responsibilities, and potential risks, to empower them to make informed decisions.
17. Market Insights: Provide insights into local market conditions, trends, and opportunities to help the buyer make strategic decisions about their home purchase.
18. Relationship Building: Build and maintain a positive relationship with the buyer based on trust, transparency, and effective communication.
19. Follow-Up: Follow up with the buyer after the transaction to ensure their satisfaction, address any concerns, and maintain an ongoing relationship.

Overall, the real estate agent serves as a valuable resource and advocate for the home buyer, providing guidance, support, and expertise throughout the entire home buying process.  Download a copy of 105 More Ways agents who are REALTORS� are worth every penny of their compensation.

The median tenure in a home is currently between 10-12 years.  Whether you're a first-time buyer or you've owned several, things change, and you need an advocate to guide you through one of the largest investments people make.

The dilemma is clear: wait for conditions to improve, or act now?

Are you one of the many would-be homebuyers holding off on purchasing a home, hoping for a favorable shift in the market? With insurance, property taxes, and maintenance costs on the rise, it's understandable why some are hesitant to take the plunge. However, the reality is that these factors affecting affordability are compounded by the continuing increase in home values. The dilemma is clear: should you wait for conditions to improve, or should you act now?

The Affordability Challenge - Escalating insurance premiums, property taxes, and maintenance expenses are making homeownership less attainable for many prospective buyers. As these costs continue to climb, the dream of owning a home may seem increasingly out of reach. The strain on affordability is further exacerbated by the relentless rise in home values, especially in competitive markets where demand outpaces supply.

 

The Waiting Game - In the face of these challenges, some buyers are adopting a wait-and-see approach, hoping for a market correction or a slowdown in price appreciation. However, this strategy may be misguided. History has shown that home prices tend to trend upwards over the long term, with only occasional periods of decline or stagnation. Consequently, waiting for a significant dip in prices may prove to be a futile endeavor.

 

Seizing the Opportunity - Rather than waiting for conditions to improve, prospective buyers are urged to consider taking action now. Despite the current challenges, there are compelling reasons to make a move sooner rather than later. By purchasing now, buyers can lock in today's interest rates and refinance if the opportunity presents itself.  You can secure a foothold in the housing market before prices climb even higher.

 

Mitigating the Impact - While rising costs and increasing home values may seem daunting, buyers who act promptly can mitigate their impact on homeownership affordability. By carefully evaluating their financial situation and exploring available options, buyers can make informed decisions that align with their long-term goals. Additionally, working with a knowledgeable real estate professional can provide invaluable guidance and support throughout the buying process.

 

In today's competitive real estate market, waiting for ideal conditions may not be a viable strategy. With affordability concerns and rising home values on the horizon, buyers who delay their home purchase may find themselves at a disadvantage. By seizing the opportunity to buy now, buyers can navigate the challenges of homeownership more effectively and secure their place in the market for years to come.

Download the Building a Case for Homeownership Today information guide as well as our Buyers Guide.  We'd love to get together to answer your questions.

The case for working with a friend and agent

The familiarity and trust established in a friendship may be the ideal foundation for a successful business relationship. Having a loyal ally from their social circle adds a new level of insight and service to such an important financial decision in their lives.

When considering the choice of engaging a friend who also happens to be a real estate agent in the purchase or sale of their home, consumers are presented with a multitude of compelling reasons to embrace this option. Firstly, the pre-existing level of trust between friends lays a solid foundation for effective communication and transparency throughout the transaction. This trust, combined with the highly personalized service that a friend-agent can provide, ensures that the process is tailored to the individual's specific needs and preferences. Additionally, friends understand each other's lifestyles, priorities, and goals, allowing for a deeper level of advocacy and support throughout the real estate journey.

Accessibility is another key advantage of working with a friend-agent, as the familiarity and comfort level shared between friends often result in prompt responses and availability during crucial stages of the transaction. Furthermore, the common goal of achieving a successful real estate transaction strengthens the collaboration between friends, fostering a sense of loyalty and commitment to each other's best interests. With a friend-agent, clients can expect insider insights and valuable tips about the local market, along with a flexible and accommodating approach that aligns closely with their needs and preferences.

Moreover, the shared values and understanding between friends ensure that the agent's efforts are aligned with the client's long-term goals and aspirations. Beyond the transaction itself, utilizing a friend as an agent can strengthen the bond and deepen the relationship, as both parties navigate this important milestone together. Overall, the decision to engage a friend who is also a real estate agent offers numerous benefits, from enhanced trust and personalized service to insider insights and strengthened relationships, making it a compelling choice for many consumers.

A friend who also happens to be an agent understands the delicate balance between friendship and business and would never jeopardize the relationship for the sake of a transaction. In fact, they are likely to go above and beyond to safeguard their friend/client's best interests, leveraging their expertise and dedication to ensure a successful outcome while preserving the integrity of the friendship.

If a buyer or seller has reservations about engaging in a real estate transaction with a friend who also happens to be an agent, it's crucial to address these concerns openly and honestly. Rather than allowing apprehensions to fester and potentially strain the friendship, initiating a candid conversation with the friend-agent can provide clarity and alleviate any uncertainties.

By expressing their concerns and discussing expectations upfront, both parties can navigate the transaction with transparency and mutual understanding. Ultimately, opting to work with a trusted friend who is an agent, rather than a stranger, not only ensures professional guidance but also strengthens the bond of friendship through open communication and shared goals.

If a person feels strongly about not working with their friend/agent, they should consider asking for a referral to a trusted colleague of theirs who would represent their interests effectively.  Your friend would want to support you even if it's not as your agent.

Helping buyers make sense of upcoming changes

Upcoming changes in real estate transactions are imminent following the resolution of significant class action lawsuits involving sellers and the National Association of REALTORS� along with numerous leading real estate firms nationwide. These changes will have implications for sellers, buyers, and agents alike.

There has been a lot of news coverage in the past few weeks but unfortunately, much of it has added to the confusion on how things will change rather than clarify it.

It was reported that since the seller will most likely be paying only their commission, the price of homes will come down.  That is very unlikely to happen.  The value of a home is not determined by whether a commission is paid nor the amount of it.

In the terms of the settlement, which is still to be approved by a court, the change will go into effect on August 17, 2024 but some companies will implement the changes earlier.  The following excerpts are taken from the NAR Settlement Fact Sheet.

• MLS participants acting for buyers would be required to enter into written agreements with their buyers before touring a home.
• Compensation continues to be negotiable between agents and the consumers they serve.
• Selling brokers must clearly state compensation offers to buyers' brokers on each listing, which may vary and can even be zero.Compensation offers may not be communicated through the MLS.
• The types of compensation available for buyer brokers would continue to take multiple forms, depending on broker-consumer negotiations, including but not limited to:
  • Fixed-fee commission paid directly by consumers
  • Concession from the seller
  • Portion of the listing broker's compensation
• The settlement expressly provides that sellers may communicate seller concessions � such as buyer closing costs � via the MLS provided that such concessions are not conditioned on the use of or payment to a buyer broker.

It is important for buyers to understand that in the many forms of buyer representation agreements that exist throughout the United States, there will be a provision stating the buyer's agent fee for the transaction.  In the past, the most common way the fee was handled was through an agreement that the seller would pay a specific amount to the buyer's agent or that the listing fee would be shared with the buyer's agent.

The market will be in a state of uncertainty as to the different ways the buyer's agent will be compensated.  The most common ways would be:

1. The seller will offer cooperative compensation.
   1. If the fee was less than stated in the buyer rep agreement, the buyer will be responsible for the difference.
   2. If the fee was more than stated in the buyer rep agreement, without exceptions addressing this specific condition, the buyer will have some options such as receiving it as a rebate at closing.
2. If the seller was not offering cooperative compensation, the buyer would cover it personally.
3. The buyer could direct their agent to only show houses whose seller is offering cooperative compensation.
4. Direct the buyer's agent to negotiate in the offer to purchase agreement that the seller pays the buyer's agent fee.

Consistently, almost 90% of homebuyers have chosen to collaborate with a real estate agent or broker, a trend expected to persist. Despite the rise of digital research and transactions, the obvious value provided by REALTORS� endures, with nine out of ten homebuyers expressing satisfaction and a willingness to recommend their agent to others.

National Association of REALTORS� members will remain steadfast partners for the countless Americans pursuing the dream of homeownership, providing reliable support and guidance along the way.

For more information and another viewpoint, see this Fortune.com article published April 3, 2024.  Download a copy of 105 More Ways agents who are REALTORS� are worth every penny of their compensation.

How to change a second home to a primary home & why

The tax benefits of owning both a first and second home can be significant, with the IRS allowing taxpayers to deduct interest and property taxes on both properties as itemized deductions on their tax returns, albeit with certain limitations. Interest deductions are limited to the amount of debt incurred to buy, build, or improve the first and/or second home, with a maximum cap of $750,000. Property taxes, falling under the limitation of state and local taxes as set forth in the TCJA of 2017, are capped at $10,000 per year.

However, while second homes enjoy these benefits, they do not qualify for the Section 121 exclusion sale of principal residence rules. These rules only apply to a taxpayer's principal residence, allowing couples filing jointly to exclude up to $500,000 of capital gain from the sale of their primary home, and single filers up to $250,000 of gain, provided they have owned and used the property as their principal residence for two out of the five preceding years.

Taxpayers considering selling their second home, which wouldn't qualify for the exclusion, may explore changing its status to their principal residence. This entails owning and using the property as their principal residence for two years, along with careful documentation and planning to qualify for the exclusion. Indicators of a principal residence include making the second home the preferred mailing address for various documents, ensuring all family members reside there most of the time, having utilities in the homeowner's name, and updating addresses with relevant entities.

Changing the status of the second home to the principal residence can be beneficial to avoid recognizing gain on the sale. However, it's crucial to consult with a tax advisor to determine eligibility and ensure proper documentation and support for the change. This guidance will help navigate the process effectively and maximize tax benefits for the homeowner.

Homeowner Strategies to Minimize Gain & Maximize Proceeds

The gain on the sale of your home is determined by the price you sell the home, less selling expenses, less the price you paid for it, plus the capital improvements made during the time you owned the property.

IRS and accounting use the term "basis" to describe your cost in the home.  It is a dynamic number that changes over time based on capital improvements that are made and capital losses that are incurred.  What is called the tax basis may better be referred to as cost basis.  It is the taxpayer's cost in the property used to determine the tax on the gain of the sale.

The calculation begins with the purchase price of the property plus certain capitalized acquisition costs that were owed by the seller but were paid when purchased.  Examples would include real estate taxes owed through the day before the sale date, back interest owed by the seller, and charges for repairs that were the seller's responsibility.  Capital improvements made to the property during ownership will increase the basis.

Capital improvements must either materially add value to the home, appreciably prolong the useful life of the property, or adapt a portion of the property to a new use.  IRS Publication 523 has a section on figuring the gain or loss on a personal residence. 

Some of the following may be considered capital improvements: landscaping, driveway, fence, swimming pool, new roof not covered by insurance, replacement of HVAC equipment and appliances.  Maintenance and repairs to a person's home is not a capital expenditure. 

If the owner purchased a home for $350,000 and during that time spent $110,000 on qualified improvements, the cost basis of the property would be $460,000.

If cost recovery had been taken on the home when it was used as a rental property, even though it is now considered a principal residence, the total amount of the depreciation lowers the basis in the property.

 

Purchase Price	$350,000
Plus Capital Improvements	$110,000
Adjusted Basis	$460,000
Sales Price	$650,000
Less Selling Costs	$31,000
Net Selling Price	$619,000
Less Adjusted Basis	$460,000
Capital Gain	$159,000

In the example above, if the taxpayer owned and used the home as their principal residence for two out of the last five years and had not taken an exclusion on another home during the two years prior to the current sale and didn't acquire the home through a 1031 exchange during the past five years, the gain qualifies for an exclusion and no tax paid.  Single taxpayers and married taxpayers filing separately can exclude up to $250,000 of gain from the sale of a principal residence.  Married taxpayers filing jointly can exclude up to $500,000 of gain from the sale.

Record keeping is important for you to substantiate the capital improvements when it comes time to calculate the gain.  While IRS does allow you to reconstruct the expenses, it is much better to keep track of them in a contemporaneous manner with dates, receipts, and possibly, pictures for the more expensive improvements.

For more information, download our Homeowners Tax Guide.