Tuesday, September 30, 2014
An agent was presenting a contract to a single, senior woman who was moving into a retirement home. It was a full price offer with reasonable terms and timelines but the seller wouldn’t accept it. When the agent probed deeper, she discovered that the seller was concerned with her dining room table.
It had been the first piece of nice furniture that she and her husband had purchased and they had literally spent a lifetime celebrating and making decisions at that table. It troubled the owner to think that the table would go to strangers who might not appreciate it as much as her family had.
The agent told the elderly seller that she knew of a church nearby that had a community room filled with lovely tables like hers. If she liked the idea, the agent would call the church to see if they’d like to have it. Once a new home for the table was found, the sale of the home went smoothly.
Lower inventory and increased demand in certain price ranges have increased the frequency of multiple offers on the same home. Sellers are frequently faced with a decision dilemma on which offer to accept and the price may not be the most important factor.
Sellers generally need the equity from the sale of their home to purchase another one but they also don’t want to have to temporarily move if they’re not able to get into the home they’re purchasing. Flexible buyers have discovered the value in coordinating the sale and possession of the homes.
Sellers want to know when they make a decision on an offer, that the buyers will be able to perform as the contract is written. The more contingencies that can be eliminated or minimized, the more comfortable a seller will feel about the certainty that it will close according to schedule.
The buyer should be pre-approved with all verifications and credit reports having been done. Simply having a loan officer’s opinion is definitely not the same thing as a pre-approval.
There is a unique dynamic to every transaction because the parties are individuals with infinite priorities and values. The art of the deal takes place when these unique variables are considered to define a mutually acceptable offer involving price, terms and conditions. The role and experience of the agents contribute to the successful outcome.
Want some great advice? Which lender is best? How can you make your offer stronger without increasing the amount? Lots of ideas stir in the minds of buyers and the exceptional buyers agents on The Sam Team. Call us at 832-200-5656 . . . we'd love to be your Realtor/partners!
Monday, September 29, 2014
- Change light bulbs to CFL's (the squiggly ones) or LEDs
- Install low-flow showerheads (you get used to it)
- Install faucet aerators
- Weather-strip and caulk doors and windows
- Replace filters on air handler (not just the ones you see, but the ones in the attic)
- Clean refrigerator coils (huge potential savings!)
- Place appliances and other electrical items on power strips to reduce "phantom load"
- Install programmable thermostat
- Replace dead plants with native vegetation (a RE/MAX Top Realty project!)
- Insulate attic (first on my list)
- Plug holes in ducts and/or wrap
- Secure ductwork to vents
- Install radiant barrier inside roof in attic
- Install light shielding film on windows and skylights
- Install motion sensor lighting in common areas
- Replace can lights (I already changed mine to CFL's)
- Install light deflecting window treatments on windows
- Have an energy audit conducted*
Tuesday, September 23, 2014
September is REALTOR® Safety month when special attention is focused on the security of having a home on the market and the concerns for the well-being of owners is a day-to-day effort. The following list may help sellers secure their home and minimize risk.
- Locks – doors and windows should be locked at all times. Additional locks like deadbolts or safety locks can provide a higher level of security.
- Home lighting - turn on the lights prior to purchasers arriving to improve the showing. Not only will they be able to see things better, it could prevent them hurting themselves unnecessarily. Outdoor motion-sensor lights provide additional security.
- Eliminate the possible hazards – try to identify anything that might cause a person to trip and fall such as loose objects on the floor or floor coverings that aren’t properly secured.
- Security system – If you have a security system, it should be monitored and armed, especially when you’re away from home. Most systems will allow you to program a temporary code that agents will be able to use based on your instructions.
- Prescription medications – remove or secure the drugs before showing the home.
- Secure valuables – jewelry, artwork, gaming systems; mail containing personal information like bank and credit card statements, investment reports; wine and liquor can also be a security issue.
- Remove family photos –pictures can be distracting to prospective purchasers but the concern at hand is to eliminate photos of a wife, teenage daughter or children that might provide information to a possible pedophile or stalker who could be posing as a buyer.
- Remove weapons – the reason to remove guns should be obvious to everyone but a knife block on the kitchen counter can become an opportunity of convenience.
- Unexpected callers - when some people see a for sale sign in the yard, they think that it’s an invitation to look at the home immediately. Keep your doors locked so that people can’t let themselves in. If they ring the doorbell and want to see the home but aren’t accompanied by an agent, ask them to call your listing agent.
These precautions should be taken before the photos or virtual tours are made. Having these items in plain sight in the pictures posted on the Internet can unwillingly provide prospective criminals with a menu of what is available.
Agents cannot protect a seller’s valuables other than to inform the owner of potential threats to their security. In most cases, the seller’s agent will not be present at home showings and even if they were, it is not always practical nor desirable to follow the buyers and their agent through the home.
Tuesday, September 16, 2014
Victims of Murphy’s Law can attest that their air conditioner goes out on the hottest day of the year or the water heater fails when you have out of town visitors. Both of my air conditioners AND both of my water heaters went out at the same time! Ugh!
If the convenience of having things work doesn’t justify maintaining your home’s systems, consider that it can be less expensive than the results of neglect causing repairs or replacement.
- Replace burned-out, dim or missing bulbs in light fixtures and lamps. Consider switching to LED bulbs.
- Dryer exhaust vents build up lint even though you may be cleaning the filter regularly.
- Fire extinguishers need to be recharged or replaced after expiration date.
- Establish a recurring appointment on your calendar to change filters in your HVAC.
- Replace missing or damaged caulk around sinks, bathtubs, showers, windows and other areas.
- Clean gutters.
- Schedule an inspection with a pest control a minimum of once a year unless you have a service contract.
- Schedule a chimney cleaning prior to using the fireplace for the first time in the season.
- Keep all tree branches and shrubs trimmed away from the home.
- Pressure wash exterior, deck, patio, sidewalks and driveway.
- Keep levels of insulation in the attic above your ceiling joists.
- Check appliances with water lines for leaks or worn hoses.
• ice maker • washing machine • dishwasher • others
- Test all GFI breakers and reset.
- Inspect all electrical outlets for broken receptacles, fire hazards or loose fitting plugs.
- Have furnace and air conditioner serviced annually.
- Test smoke and carbon monoxide detectors and change batteries.
Tuesday, September 9, 2014
The problem is that it is expensive and a homeowner’s goal should be to eliminate it as soon as possible to lower their monthly payment and avoid putting good money down the drain.
FHA loans made after 6/1/13 that have 90% or higher loan-to-value at time of purchase have mortgage insurance premium for the life of the loan. FHA loans made prior to 6/1/13, can have the MIP removed after five years and if the unpaid balance is 78% or less than the original loan-to-value.
VA loans do not require mortgage insurance.
Conventional loans, in most cases, with higher than 80% loan-to-value require mortgage insurance. The cost of that insurance varies but with a $250,000 mortgage, it could easily be between $100 and $200 a month.
Your monthly mortgage statement should itemize what your monthly fee is for the mortgage insurance. Unlike interest that is deductible, most homeowners are not able to deduct mortgage insurance premiums.
If you plan to remain in the home or to stay there for a considerable number of years, the solution may be to refinance the home. If the home has increased since it was purchased, the loan-to-value at its new appraised value may not require PMI. You might even be fortunate enough to obtain a lower rate than you currently have.
Interested in more information? Call The Sam Team at 832-200-5656 for a terrific lender referral!
Tuesday, September 2, 2014
Years ago, real estate investors used to accept negative cash flow buoyed by tax incentives in hopes of making a big payday due to appreciation when they sold it. Today’s investors are focusing on tangible, current results like cash flow and equity build-up.
Cash flow is the amount of money you have left over after collecting the rent and paying the expenses. Since rents have gone up considerably due to supply and demand in the last few years and mortgage rates are at near record lows, income is up and expenses are down, making the cash flows attractive.
If the cash flow is sufficient, you could have a good investment even if the value of the property never increased. Cash on Cash doesn’t consider appreciation and measures the cash flow before tax advantages by the initial investment. A rental with $3,170 CFBT divided by an initial investment of $29,000 would generate a 10.93% Cash on Cash rate of return.
Low down payments on investor properties are also a thing of the past. Non-owner occupied mortgage money is available but the investor should expect to put down 25-30%. An advantage of having a smaller mortgage is a lower payment.
Most mortgages are amortized loans with both principal and interest due with each payment. The forced savings of the principal contribution builds equity in the property and can be considered a part of the rate of return.
A $100,000 mortgage at 4.5% for 30 years would have $1,613.29 applied to principal in the first year. Divide that by the same $29,000 initial investment and the amortization would generate another 6%.
Without factoring in appreciation or tax advantages, this rental example generates much more than most alternative investments. There certainly are many different aspects that affect the risk and return on rental investments. If you haven’t scrutinized single-family rental opportunities in a while, you should look again.
My personal strategy has changed over the years as I've gotten older. When I was young, I loved to buy a house, move into it, fix it up, and sell it for a profit. My wife and I did that 11 times in our first five years of marriage! However, competition for those houses is extreme, and many times investors are overpaying for homes, just to get them!
Oh, how I wish I still owned 1/2 of those I sold . . . but . . . oh well. As I aged, however, I began to purchase homes with short mortgages, 10-15 years, so that by the time I am 60 years old, the houses will be "paid for." Mostly, those home "paid for themselves" from the rents, although I considered any "negative cash flow" as "additional investment" into my retirement account. Now that I'm approaching 60, these homes will be paid for and the rents have escalated so that my future income potential is "rosy." I won't have to depend on family or social security . . . except maybe to help manage the rentals (which I can hire).
Interestingly, with a portfolio of "paid for" homes, their market value is really unimportant . . . what IS important is that rents are good and occupancy is stable.
Want to know more? It is time to get started . . . call The Sam Team at 832-200-5656 to start building your personal wealth with single family homes. www.TheSamTeam.com