Top 5 Real Estate Markets For Price Increases And Decreases

In its 4th quarter report of 2006, the real estate information site estimates the home value trends for the U.S. and 75 metropolitan areas. According to the data from http://Zillow.com, home values are now declining slightly on a year-over-year basis for the first time in a decade after years of appreciation.

Zillow’s home value data goes back to 1997 and reveals the depreciation of home value rates at 0.48 % year-over-year at the national level. The depreciation in home value each quarter is at 4.77 %. Zillow’s appreciation rate is based on the value of all homes in an area, including those that were sold.

Although there is a fall in the over-all home price growth, areas such as Seattle and Portland are experiencing a surge in home values at excellent appreciation rates. Besides national home values, the report also presents comprehensive data on local market price growth and decline in 75 metropolitan areas. The Zillow report gives detailed data on home value changes for counties, cities, neighborhoods and ZIP codes in U.S.A.

The top 5 metro areas with the highest price growth, year-over-year, are:

1. Lakeland-Winter Place of protection, Florida, with an appreciation rate of 25.88 %
2. Yuma, Arizona, with an appreciation rate of 25.66 %
3. Myrtle Beach, South Carolina, with an appreciation rate of 21.24 %
4. Flagstaff, Arizona, with an appreciation rate of 19.02 %
5. Ocala, Florida with an appreciation rate of 17.56 %

The 5 metropolitan areas that have the most declining home values, year-over-year, are:

1. Panama City, Florida, with a depreciation rate of 11.84 %
2. San Luis Obispo-Atascadero-Paso Robles, California, with a depreciation rate of 11.35 %
3. Punta Gorda, Florida, with a depreciation rate of 9.23 %
4. Sarasota-Bradenton, Florida, with a depreciation rate of 8.99 %
5. Greenville-Spartanburg-Anderson, South Carolina, with a depreciation rate of 8.73 %

The Zillow national report also includes the top five most pricey and least pricey metro areas measured by the Zindex home value indicator.

The top 5 metro areas that are most pricey are:

1. San Francisco-Oakland-San Jose, California at 4,459
2. Salinas, California at 4,503
3. Santa Barbara-Santa Maria-Lompoc, California at 7,323
4. Honolulu, Hawaii at 6,452
5. Los Angeles-Riverside-Orange County, California at 5,409

The top 5 metro areas that are the least pricey are:

1. Davenport-Moline-Rock Island, IA-IL at ,201
2. Peoria-Pekin, Illinois at ,984
3. Greenville-Spartanburg-Anderson, South Carolina at ,508
4. Tulsa, Oklahoma at ,186
5. Dayton-Springfield, Ohio at 3,729

Even within these markets, there are hot and cold housing segments of the community. Be sure to seek out the services of a local real estate agent, who can advise you about local market conditions that impact the price of homes, condos and other types of real estate.

Real Estate Home Mortgage Deduction Soon to Vanish

The American Dream is often paired with owning one’s own home.  For decades Legislator’s have protected that dream with allowing home owners to claim the mortgage appeal paid on their homes as a tax deduction.  With a possible phase out of this deduction, may possibly the dream fade?

“There are no cows more sacred in the tax code than the deductions for mortgage appeal and property taxes. Together, they add up to at least the $ 75 billion annual subsidy for housing and Homeowners. ” The New York Times.

In 2002, 37.2 million taxpayers claimed the deduction, writing off 6.6 billion, or about ,000 per taxpayer. Representing about 37% or so of itemized deductions, it was slightly more than itemized deductions for deductible disorder and local taxes, and twice as much in deductions as charitable donations.  Clearly, the mortgage deduction is vital and worth a huge amount of money.

In 2005 it was estimated that:

* The mortgage appeal deduction will cost the Treasury .6 billion, according to congressional estimates.

* The 0,000 and 0,000 tax-free exclusions of home sale profits for single sellers and joint filers, respectively, will cost billion .

* Property tax enter-offs cost billion, and tax subsidies for local and disorder housing bond programs account for  billion.

When a congressional committee examined the distribution of homeowner repayment for 2004, it found that people earning 0,000 and more a year – just one-half of 1% of all homeowners filing for deductions – pocketed 22% of the .2 billion in enter-offs in 2004.

In 2007, Rep. John D. Dingell (D-Mich.) unveiled a draft of his “carbon tax” governmental reform package. Part of this draft legislation was a phase out the mortgage appeal deduction on large homes. The phase-out schedule for the mortgage appeal enter-off, beginning with houses of 3,000 square feet, which would lose 15 percent of their deductions, and ending with houses of 4,200 square feet and larger, which would receive no deductions at all.

Dingel said: “In order to address the issues of climate change, we must address the come forth of consumption-we do that by making consumption more pricey.”

Naturally, with the real estate market bust, the Dingell package was shelved. Once the housing market recovers, lets’ say two years from now, it’s a very excellent bet the administration will be looking hard at ways to increase taxes to pay down the huge bailouts. The unusual financial troubles and the go to green, will be the perfect time to push through such legislation.  Unlike the Dingel proposal ,which was aimed at larger homes, the future legislation will most probably cover all mortgage appeal deductions. To increase its’ chance at passage, it is a excellent bet it will be a phased in plot with deductions decreasing over a number of years.

To get the reversal of the sacred deduction started, President Obama’s impending budget proposes a cap on the mortgage appeal rate deduction.  Couples earning 8,850 or more would loose the deduction. Where currently households at the 33% and 35% tax rates are allowed the deduction, Obama would reduce their deduction to only 28% of the value of those payments.  This is likely a first step to what seems to be a total elimination of mortgage tax deduction.  If (when) this passes, Obama will find it simpler to lower the earning cap for the mortgage tax deduction, leading up to an even lesser amount in the future.  It seems on the horizon that the mortgage appeal rate will be only for low income earners.

Coronado, San Diego, Real Estate Market Trends, Single-family Homes, Mid Year Breakdown, 2006

The community of Coronado is located on the inner coast of San Diego County. This 13.5 square mile peninsula is reachable via the legendary Coronado Bay Bridge, by water ferry from Downtown San Diego, or through Imperial Beach via highway 75.

The real estate and homes for sale in Coronado are some of the most pricey properties in San Diego County. The number of homes sold in a particular year is relatively low. For example, during the period from January through July 2006, approximately 64 single-family homes sold. Approximately 79 homes sold for the same period in 2005. The price of homes in Coronado varies widely from moderately priced small cottages to multi-million dollar estates.

One method to analyze pricing trends for a particular community is to evaluate the median and mean price of homes for a particular month, and compare that data against the same period last year. What follows is a comparison of the median price and mean price of homes for the past seven months (January through July 2006), compared against the data for the corresponding time period in 2005.

The median price of homes represents the point at which half the homes are above a particular price point, and half the homes are below a particular price point. The mean price of homes is calculated by adding up the sales price of all homes sold in a particular month, and dividing that value by the number of homes sold.

The median price of homes in July 2006 was ,505,000, compared to ,481,250 in July 2005, which represents a 1.6% increase. The mean price of homes in July 2006 was ,795,179, compared to ,603,214 in July 2005, which represents an 11.5% drop. Approximately 7 homes sold in July 2006 and 14 in July 2005. In summary, the data was mixed for July 2006, with the median price posting a small increase and the mean price dropping 11.5%.

The median price of homes in June 2006 was ,775,000, compared to ,570,000 in June 2005, which represents a 13.1% increase. The mean price of homes in June 2006 was ,998,860, compared to ,778,214 in June 2005, which represents a 12.4% increase. Approximately 15 homes sold in June 2006 and 21 in June 2005. In summary, the data provides evidence that there was an upward price trend in June 2006 compared to the same period last year.

The median price of homes in May 2006 was ,200,000, compared to ,390,000 in May 2005, which represents a 13.7% drop. The mean price of homes in May 2006 was ,576,429, compared to ,615,692 in May 2005, which represents a 2.4% drop. Approximately 7 homes sold in May 2006 and 13 in May 2005. In summary, the data provides evidence that there was a downward price trend in May 2006 compared to the same period last year.

The median price of homes in April 2006 was ,250,000, compared to ,450,000 in April 2005, which represents a 55.2% increase. The mean price of homes in April 2006 was ,667,200, compared to ,731,524 in April 2005, which represents a 54% increase. Approximately 10 homes sold in April 2006 and 7 in April 2005. In summary, the data provides evidence that there was a significant upward price trend in April 2006 compared to the same period last year.

The median price of homes in March 2006 was ,650,000, compared to ,780,000 in March 2005, which represents a 7.3% drop. The mean price of homes in March 2006 was ,219,667, compared to ,774,667 in March 2005, which represents a 25.1% increase. Approximately 15 homes sold in March 2006 and 9 in March 2005. In summary, the data was mixed for March 2006, with a drop in median price and an increase in mean price.

The median price of homes in February 2006 was ,185,000, compared to 5,000 in February 2005, which represents a 35.4% increase. The mean price of homes in February 2006 was ,327,000, compared to ,011,667 in February 2005, which represents a 31.2% increase. Approximately 5 homes sold in February 2006 and 3 in February 2005. In summary, the data provides evidence that there was an upward price trend in February 2006 compared to the same period last year.

The median price of homes was ,700,000 in January 2006, compared to ,531,500 in January 2005, which represents an 11% increase. The mean price of homes in January 2006 was ,599,000, compared to ,717,750 in January 2005, which represents a 6.9% drop. Approximately 5 homes sold in January 2006 and 12 in January 2005. In summary, the data was mixed for January 2006, with a jump in median price and a decline in mean price.

So what does the above data tell us? Overall, there was a 19% decline in the number of homes sold during this period from 2006 to 2005. Besides that, the Coronado real estate market is very hard to described because of the limited number of homes that sell each month, and the wide variation in home prices. The median and mean prices fluctuated substantially depending on whether or not very pricey homes sold that month or not. Prospective home buyers should seek the advise of an experienced real estate agent to help them know the micro pricing trends of homes in their price array.

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Tips For Military Home Buyers Who Are Buying San Diego Real Estate

San Diego County is home to one of the largest concentrations of military bases in the United States. In fact, the San Diego area contains 12 major Marine Corps and Navy bases and facilities. If you’re in the military and moving to San Diego, one of your largest decisions is whether to buy a property, live on base housing (if this option is unfilled to you), or rent a home or apartment. If you choose to buy a property, there are many issues to consider before taking this step.

BUY OR RENT?

The choice to buy or rent is more complicated for military personnel because you may be assigned to San Diego only for a limited period of time. If you plot to hold even as in San Diego and then sell when you transfer, the condition of the real estate market at the time you sell will make this either an simple or hard process. In a seller’s market (when demand exceeds supply), properties tend to sell quickly and at or above asking price. In a buyer’s market (when supply exceeds demand), properties usually take much longer to sell and may sell below asking price. Individuals in the military should consider this come forth in determining whether to buy or rent real estate in the San Diego area.

For those who choose to buy, the major other consideration is the likely appreciation rate of your property during your tenure in San Diego. If you plot to sell your property before you depart to your next assignment, you should remember that there are expenses (e.g. realtor fees, taxes, etc.) associated with selling your house, and any price appreciation you realize by owing the property for a few years, may or may not be offset by these fees.

Some individuals choose to keep their property even after they transfer to a new assignment outside of San Diego. In these cases, you can rent out the property, leave it empty, or find another acceptable use of the abode. If you choose to hire a Property Manager to oversee the renting and maintenance of your property, keep in mind that the fess for this service will cut into any monthly profit you realize on the property.

GETTING A HOME LOAN?

If you choose to hold a property, obtaining a home loan is one of the tasks you must undertake. Many active-day members, retirees and other service veterans are eligible for special loan programs guaranteed by the Veterans Administration (VA).

To be eligible for a VA guaranteed loan, you must have served on activity duty and have a discharge status of other than dishonorable after a minimum of 90 days of service during wartime, or a minimum of 181 continuous days during peacetime. There is a minimum 2-year service requirement for veterans who enlisted after September 7, 1980. The 2-year requirement also applies to Officers who started service after October 16, 1981. There is a minimum 6-year service requirement for National Guard members and Reservists, and surviving spouses are also eligible under some conditions. There are other special conditions in which a self may be eligible, so contact your local VA office to get more information.

WHAT IS VA GUARANTEED LOAN?

The VA loan is a federal promise of a maximum of 25% of a home loan amount but not to exceed 4,250. This formula allows eligible members to take a maximum loan amount of 7,000 (as of 2006). But, service members must meet other eligibility requirements. Individuals borrowing using this type of loan must intend to be occupants of the bought property.

Confidential lenders are the source of funds for VA guaranteed loans. The promise provides these confidential lenders assurance that the federal government will reimburse the lender up to the maximum allowable amount if the borrower fails to reimburse the loan. Because of this promise, lenders are more propitious to offering loans without a requirement for a down payment.

VA CERTIFICATE OF ELIGIBILITY

Individuals desiring a VA guaranteed loan must first take a Certificate of Eligibility from the Veterans Administration (VA Form 26-1880). Contact your local VA office to take this form by calling 1-888-244-6711. You will need a copy of your military discharge document (DD-214) to submit with your application. Once you have the Eligibility Certificate, you can then select a lender or mortgage broker to work with on getting the loan.

CLOSING COSTS

In addition to the hold price of your property, there are closing costs that must be paid to process your home loan. These closing costs are fees that are charged by different service providers to help complete the loan process. For example, your lender will require an appraisal of the property to make sure that its value is at or above your hold price. Other charges commonly built-in in closing costs are: recording fees, credit report fee, prorated taxes and assessments, hazard insurance, flood insurance (if required), survey, title examination, title insurance, postage and shipping fees, and the VA Funding fee.

WHAT IS THE VA FUNDING FEE?

The VA charges a fee to individuals utilizing the VA guaranteed loan. This fee is a percentage of the loan amount and is linked to the size of your down payment on the home you plot to hold.

For active-duty personnel or veterans who place no money down, the funding fee is 2.15% of the loan amount. This rate increases to 2.4% for National Guard/Reserve.

For active duty personnel or veterans who place a down payment superior than zero but less than 10% of the loan amount, the fee is 1.5% of the loan. This rate increases to 1.75% for National Guard/Reserve.

For active duty personnel or veterans who place a down payment of 10% or more of the loan amount, the fee is 1.25% of the loan. This rate increases to 1. 5% for National Guard/Reserve.

The rates listed above are for first time users of the VA loan promise program. Individuals who have used the VA guaranteed loan program before pay higher rates than first time users. The rates above are subject to change. In some limited cases, individuals are exempt from paying the funding fee. You should contact your local VA center for current information.

CHOOSING A VA LOAN VS. A CONVENTIONAL LOAN

You must carefully evaluate the terms of the VA guaranteed loan vs. the terms of a conventional loan. One advantage of a VA guaranteed loan is that many lenders will not require you to place a down payment on the hold of the property, assuming you meet their other lending criteria (e.g. credit scores, ample income, adequate debt to income ratio, etc.). There are also many zero down payment conventional loan programs. In some cases, the VA guaranteed loan will place forward a lower appeal rate and better terms, and in other cases, you can take a better deal through conventional financing. A excellent loan officer can help you evaluate the advantages of either loan, given your particular situation.

FINDING THE RIGHT HOME

If you are familiar with the San Diego area, then you probably already know where you want to live. If you are less familiar with the communities in San Diego, your Realtor can serve as an brilliant resource to answer your questions. There are many steps to take during the home search process, which include:

1. Work with your loan officer to identify how much you can afford.
2. Determine what type of property you want to buy (single-family home, townhouse, condominium, other). Your Realtor can advise you about the differences between these types of properties.
3. Determine how many bedrooms, bathrooms, square footage, etc. you need.
4. Determine what areas of San Diego you would consider living in.
5. Calculate the drive time (with and without traffic) to your job.
6. Identify the quality of schools in the neighborhoods that you are taking into account.
7. Locate the crime statistics for the neighborhood that you are taking into account.
8. Identify the location of local community resources such as libraries, shopping centers, athletic centers, etc.
9. Question your Realtor to advise you about the resale potential of the home you are taking into account.

Although there are many other factors to consider, the above is a excellent starting point. Your Realtor should be able help you get answers to the questions above as well as provide you many other resources. Keep in mind that most Realtor’s who help homebuyers and paid by the home seller, but make sure to question your Realtor about this.

HOW MUCH SHOUD I PAY FOR A HOUSE?

Your Realtor should be an brilliant source of information to help you know a honest place forward price. The Realtor should provide you information about what other similar properties in the same community have sold for recently, current pricing trends for the community, as well provide you a sanction based on their experience in the local market.

DO I NEED A HOME INSPECTION?

There are many other issues besides the place forward price to consider when making an place forward. For example, many buyers find it advantageous to get an inspection of the property by a certified inspector. The inspection typically covers the major systems of a property. Check out the National Association of Home Inspectors web site for more information about what is covered in a predictable home inspection. Getting a home inspection is generally a excellent thought.

HOW LONG WILL THIS TAKE?

If you want to use the VA promise, then make sure you have obtained the Certificate of Eligibility far in advance of your relocation to San Diego. Whether or not you are using the VA loan program, be sure to take a loan pre-approval (sometimes called loan prequalification) from a lender or mortgage broker. This lets home sellers know that you are a honest buyer and are equipped to act quickly if needed.

Prior to moving to San Diego, get a sense of the local real estate market. Your Realtor can set up an automatic email notification system that will send you similes and pictures of properties that meet your criteria. Dependability this type of research should save you a lot of time when you arrive.

Once you have your loan pre-approval, the next step is to locate a property that meets your needs. Your Realtor should show you a variety of unfilled properties that meet your criteria. Once you find a house you an interested in, your Realtor will arrange the hold place forward documents, and guide you through the loan and closing process.

In summary, it’s simply a process of getting a loan, finding a house that you like, making an place forward that is accepted, and vacant through the closing process, which can occur in less than 30 days.

CONTACT A SAN DIEGO REALTOR

If you are moving to San Diego, contact a Real Estate agent who is familiar with VA guaranteed loans and has experience working with military buyers. Many agents have prior military service themselves, and are very familiar with your situation and needs.

The May edition of This Month in Real Estate looks at the effect of the home buyer tax credit, the overall health of the housing economy and what sellers can do to make the most of the market
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7 Reasons to Use a Real Estate Agent

Some people choose to use a real estate agent and some people choose to go it alone. One thing I have noticed over the years is that a number of seasoned investors looking in a new city will seek out a excellent agent even as novice investors will frequently go it alone. I have even had a number of successful real estate agents seek out my help when they are moving to our city. Why do some of these seasoned investors choose to work with an agent? Below is a list of 7 repayment of using an agent.

1. Know potential restrictions of the property. I recently heard a report from a friend at the city enhancement office in Austin Texas. A couple had saved up for their retirement. They wanted to retire and live out in the hill country. They went to the foreclosure auctions. At the auction they bought a lot for 500,000. It had fantastic views and they were vacant to build their dream house on it. They had researched the lot before the auction and found it was zoned SFR which means a single family residence can be built on it. After purchasing the lot they started plans to build their retirement house. At this time they learned the lot was in the 25 year floodplain. My friend at the city enhancement office clarified that the lot may possibly not be built on and was basically worthless.

2. Know about new developments that might change a properties value. A excellent realtor will know of proposed new developments that might change different properties in which a buyer is interested. Whether these developments are clear or negative can be valuable information when weighing different housing options.

3. Find potential problems with a property. It is always a excellent thought to have a home inspector look at a potential house. But, a Realtor is a excellent first line of defense to see if a house has inherent problems. A Realtor that can know about common problems, such as foundation or electrical, that change a particular neighborhood.

4. Know contracts specifics. Whenever you buy or sell a house you are entering into a large personal transaction. It helps to have someone on your side that deals with these types of transactions on a daily basis. A Realtor can help you know contracts and can clarify what is predictable for your area. The most common pitfall into which I see unrepresented buyers fall is to become involved in an atypical contract that is not to their benefit. For occasion a seller will sign an place forward that has an option period that is 4 times longer than what is predictable. A buyer might place in offers on multiple properties with long option periods. The buyer will wait and see if the market appreciates. If the market has appreciated the buyer buys the house at now and undervalued price. If the market has gone down the buyer walks away.

5. Misperception of a benefit of vacant it alone. Buyers frequently reckon that by not using a buyers agent they will get a better deal from the seller. In most situation the listing agent questions for 6 percent from the seller. If a buyer comes with an agent the listing agent splits the 6 percent with the buyers agent. If an unrepresented buyer comes the listing agent keeps the whole 6 percent. On the selling side, For Sale By Owners (FSBO) often reckon they are saving alot of money by avoiding a listing agent. Nationally, FSBO homes sell for 14 percent less than agent listed homes in the same neighborhoods. In addition alot of FSBO’s still end up having a buyers agents involved. There is also money washed-out on advertising. Since an agent has experience marketing homes the agent often can spend money more effectively on advertising. Agents often know which advertising sources produce the most potential buyers.

6. Save time when looking for listings. Looking for listings without an agent can take up large chunks of time. When looking with an agent you can see several homes in a few hours. When vacant it alone you have to call the listing agent for each house and wait at the house for the agent to arrive and open up the house. In addition agents often know houses which are not listed or may have already identified potential problems with a particular house of appeal.

7. Insure Security. When a home is listed with a broker, agents coming to the house have to usually log in. This allows the listing agent to keep a record of each party coming into the house. Since their business is on the line, agents are more likely to protect the house from hurt or theft. For a variety of reasons, it is generally not a excellent thought to have random people you do not know come into your house. Often sellers simply have a phone number, but that phone may possibly be their house, a friend’s house, a pay phone, or even a stolen phone.

Searching for a home can be stressful and hard but it can also be fun. Whether you choose to look for a home on your own or with a Realtor its a excellent thought to be a extremely careful when you seek out your dream home.

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Profiles in Green Building: the Austin Real Estate Market

Austin has long been a home for friendly folk- friendly to each other, friendly to animals, and friendly to the environment. What used to be considered as only the concerns of hippies and the bohemian sect, environmentalism is now at the forefront of commercial and residential design, and “green” businesses are popping up nationwide. Austin, but, was the first city in the United States to establish a local green-building program, laying out environmentally friendly and sustainable guidelines for home builders and its interested citizens back in 1991.

Since the Austin real estate market is known nationwide as the leader of these green building methods, the National Association of Home Builders chose the city as its hub to launch an diligence-wide effort to establish green-building guidelines in 2004. These guidelines now provide a practical nationally recognized framework for builders to stay on to reduce a home’s environmental impact by making them more energy efficient, improving indoor environmental quality, and so on. Though Austin has already been using similar guidelines for over a decade, now the rest of the country is following suit.

The City of Austin and Austin Energy provide a fantastic resource to owners of Austin homes, and new home builders, who are looking for ways to conserve energy, and build an environmentally friendly home. The city’s website offers a list of companies willing to do an energy breakdown of a home that will determine possible options to help the house conserve more energy, with suggestions ranging from air conditioning repair to weather stripping doors. The city then will place forward a 20 to 75% of that cost.

For those Austinites building a new house or commercial building, the city made the Austin Energy Green Building organization to promote the construction of high quality, more sustainable buildings, and has even zoned sections of the city’s real estate to require an Austin Energy Green Building rating. Four times a year, the organization also holds a one day “Green By Design” workshop open to the broadcast. The workshop provides an overview of the green building process, and brings in design, building, engineering, landscaping, and Austin real estate professionals with many years of experience in homebuilding and remodeling, to help make sense of it all.

In March of this year, Austin was named as the city leading the country in “cleantech” by SustainLane, an online resource center that offers sustainability tips to disorder and local government. The term “cleantech” refers to venture capital-based startups based in green technology, with Austin as the front runner with seven such startups, ranging from internet-controlled irrigation to geothermal energy technologies. To keep Austin on the cutting edge of green technology, the Clean Energy Incubator program was set up to help childish clean energy businesses make it by commercializing their thoughts. With citizens, government, and forward thought businesses, Austin will likely be the city to stay on in the environmental battle for years to come.

Financial Markets (ECON 252) Real Estate is the largest asset class and of fantastic importance for both individuals and institutional investors. An array of economic and psychological factors impact real estate investment decisions and the broadcast has varying thoughts of real estate as a profitable investment. People’s demand to buy a home by taking on long-term debt, called a mortgage, is often tied with the overall health of the economy and financial markets. In recessions, home buying tends to fall and the opposite holds in a strong economy. Commercial real estate, held indirectly by the broadcast through partnerships and real estate investment trusts (REITs), is vulnerable to similar speculative activity. The most recent real estate boom illustrates the speculative nature of real estate, and its family member to financial and economic crises. Complete course materials are unfilled at the Open Yale Courses website: open.yale.edu This course was recorded in Jump 2008.
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