A Year of Contrasts in Real Estate
This has been a year of real estate contrasts: While many consumers have taken advantage of historic buying opportunities and the market has seen a gradual stabilization of sales and prices, other challenges facing the nation have led some to question the value of home ownership for families, communities, and the country.
“People are passionate about the American dream of home ownership, and this passion underscores how important home ownership is to our nation,” says National Association of REALTORSÒ President Ron Phipps. “Owning a home has long-standing government support in this country because home ownership benefits individuals and families, strengthens our communities, and is integral to our economy. As we begin a new year, REALTORS® remain committed to ensuring that our public policies promote responsible, sustainable home ownership for all of our futures.”
In the first half of the year, the extended $8,000 first-time home buyer tax credit and expanded home $6,500 tax credit for repeat buyers helped encourage sales and stabilize home prices. Home buyers in 2010 have also benefited from historic affordability levels, with the combination of record low mortgage rates coupled with rising household incomes. The NAR Housing Affordability Index currently shows that a median-income family with a down payment of 20 percent has 184.2 percent of the income required to purchase a median-priced home.
“Low interest rates mean real money for today’s home buyers,” Phipps says. “Buyers who purchased a median-priced home five years ago with an FHA mortgage requiring a 3 percent down payment would have a monthly mortgage payment of $1,650. With today’s interest rates and median home prices, that same buyer would pay $1,150 per month — a $500 savings. That’s a savings of $6,000 per year.”
Despite record affordability and buyer incentives, rising foreclosure rates and concerns about proper foreclosure procedures led some to question whether owning a home was a good personal decision.
“Home ownership didn’t create the foreclosure crisis — Wall Street greed and irresponsible lending practices did,” Phipps says. “The decision to own a home is a very personal one, but over the long term, owning a home is one of the best ways to build long-term wealth, in addition to providing numerous social benefits that include reduced crime rates, improved childhood education, and increased stability. After all, a fixed-rate mortgage might last 15 to 30 years; renting is forever.”
Government support of programs and initiatives that encourage home ownership have also been called into question. The deductibility of mortgage interest is one example, with critics suggesting that the mortgage interest deduction primarily benefits the wealthy, while in fact, the MID benefits primarily middle- and lower income families — almost two-thirds of those who claim the MID are middle-income earners. Sixty-five percent of families who claim the MID earn less than $100,000 per year, and 91 percent who claim the benefit earn less than $200,000 annually.
“The ability to deduct the interest paid on a mortgage can mean significant savings at tax time,” Phipps says. “For example, a family who bought a home this year with a $200,000, 30-year, fixed-rate mortgage, assuming an interest rate of 4.5 percent, could save nearly $3,500 in federal taxes when they file next year. That’s money they could use to pay down other debts, supplement their children’s college savings account, or put into savings themselves.”
Despite current economic challenges, most Americans still aspire to the dream of home ownership. According to a survey conducted earlier in the year by Bankrate.com, 90 percent of respondents said they had no regrets buying their current home. And just this month, a Fannie Mae survey found that most Americans — both those who currently own their homes and those who rent — aspire to own a home and to maintain home ownership.
“We believe that anyone who is able and willing to assume the responsibilities of owning a home should have the opportunity to pursue that dream, and looking forward, REALTORS® will continue to engage policymakers and industry leaders on behalf of consumers in pursuit of that goal,” Phipps says.
— NAR
Thursday, December 30, 2010
Housing Starts Predicted to Hit 3-Year High
Housing starts will probably reach a three-year high of 739,000 in 2001, creating about 500,000 jobs and helping trim the unemployment rate to 9.1 percent, said David Crowe, chief economist for the National Association of Home Builders, in an interview with Bloomberg.
“This is an ugly economic cycle,” he said. “We need job creation to get people comfortable with buying a home. If they do that, we’ll create jobs that will reinforce that home buying and fuel additional job growth.”
Job growth in other sectors, as well as population growth, will also likely have an effect. The number of U.S. households will rise 0.7 percent to 118.7 million in 2011, the largest annual gain since the beginning of the housing crisis in 2007. Charles Lieberman, chief investment officer at Advisors Capital Management LLC in Hasbrouck Heights, N.J., expects jobs to rise by an average of 200,000 per month in 2011.
The CEO of luxury home builder Toll Brothers is optimistic. “The recovery is here to stay,” said Douglas Yearley. “I think 2011 will be an improving year, but I think 2012 will be a big year for us.”
Source: Bloomberg, Joshua Zumbrun and Kathleen M. Howley (12/28/2010)
“This is an ugly economic cycle,” he said. “We need job creation to get people comfortable with buying a home. If they do that, we’ll create jobs that will reinforce that home buying and fuel additional job growth.”
Job growth in other sectors, as well as population growth, will also likely have an effect. The number of U.S. households will rise 0.7 percent to 118.7 million in 2011, the largest annual gain since the beginning of the housing crisis in 2007. Charles Lieberman, chief investment officer at Advisors Capital Management LLC in Hasbrouck Heights, N.J., expects jobs to rise by an average of 200,000 per month in 2011.
The CEO of luxury home builder Toll Brothers is optimistic. “The recovery is here to stay,” said Douglas Yearley. “I think 2011 will be an improving year, but I think 2012 will be a big year for us.”
Source: Bloomberg, Joshua Zumbrun and Kathleen M. Howley (12/28/2010)
Friday, December 10, 2010
TEN GREAT REASONS TO BUY A HOME IN 2011
TEN GREAT REASONS TO BUY A HOME IN 2011
1. Quality of life – a home provides stability and security for you and your loved ones, and membership within a community of neighbors.
2. Pride of home ownership – a home is a personal haven, a place that you can decorate, shape, and share over time because it’s yours.
3. Excellent affordability – lower home prices combined with low interest rates means there are tremendous opportunities for buyers.
4. Historically low interest rates – around 5 percent in the U.S. gives better purchasing power to those who qualify.
5. Appreciation potential – your home investment can grow in value.
6. Equity buildup and debt pay down – homeowners enjoy an average net worth of approximately $184,000 vs. $4,000 for renters.
7. Leverage – where else can you buy an investment of this magnitude with 5-10 percent down?
8. Tax deduction advantages – property tax and mortgage interest write-offs.
9. Tax exemption – up to $500,000 per married couple or $250,000 per person on sale of a primary residence.
10. The real cost of renting – at $800 per month, with the average
6 percent rental increase per year, you will pay $126,536 over a 10-year period but have zero ownership of the property.
1. Quality of life – a home provides stability and security for you and your loved ones, and membership within a community of neighbors.
2. Pride of home ownership – a home is a personal haven, a place that you can decorate, shape, and share over time because it’s yours.
3. Excellent affordability – lower home prices combined with low interest rates means there are tremendous opportunities for buyers.
4. Historically low interest rates – around 5 percent in the U.S. gives better purchasing power to those who qualify.
5. Appreciation potential – your home investment can grow in value.
6. Equity buildup and debt pay down – homeowners enjoy an average net worth of approximately $184,000 vs. $4,000 for renters.
7. Leverage – where else can you buy an investment of this magnitude with 5-10 percent down?
8. Tax deduction advantages – property tax and mortgage interest write-offs.
9. Tax exemption – up to $500,000 per married couple or $250,000 per person on sale of a primary residence.
10. The real cost of renting – at $800 per month, with the average
6 percent rental increase per year, you will pay $126,536 over a 10-year period but have zero ownership of the property.
Tuesday, December 7, 2010
A Home For Hope
Virginia Homes
and
The Alfriend Group
Are very pleased to announce
A Hope For Hope
Benefiting The Arther G. James Cancer Hospital of The Ohio State University.
In the Tartan West community in Dublin,
we are building a brand new home design,
featuring innovative designs and state of the are materials for the healthy lifestyle.
It is our hope to cure cancer, one home at a time.
Ground breaking is this week, and the home will be completed in May.
When completed in May, this home will be auctioned to the public by dignitaries from The Ohio State University,
with all proceeds going to the Arther G. James Hospital and the Lance Armstrong Foundation.
For information on this home and its features, please contact
Kyle Alfriend
The Alfriend Group
Keller Williams Consultants
(614) 395-1776
kalfriend@kw.com
Curing Cancer...One Home At A Time
and
The Alfriend Group
Are very pleased to announce
A Hope For Hope
Benefiting The Arther G. James Cancer Hospital of The Ohio State University.
In the Tartan West community in Dublin,
we are building a brand new home design,
featuring innovative designs and state of the are materials for the healthy lifestyle.
It is our hope to cure cancer, one home at a time.
Ground breaking is this week, and the home will be completed in May.
When completed in May, this home will be auctioned to the public by dignitaries from The Ohio State University,
with all proceeds going to the Arther G. James Hospital and the Lance Armstrong Foundation.
For information on this home and its features, please contact
Kyle Alfriend
The Alfriend Group
Keller Williams Consultants
(614) 395-1776
kalfriend@kw.com
Curing Cancer...One Home At A Time
Monday, December 6, 2010
Who is Buying Homes?
The median age of first-time buyers was 30 and the median income was $59,900.
The typical first-time buyer purchased a 1,540 square foot home costing $152,000,
with 93% using the first-time buyer tax credit.
56% of entry level buyers financed their purchase with an FHA loan,
while another 7% used the VA loan program.
42% said financing their first home was more difficult than expected
and 9% had been rejected by a lender.
Buyers searched a median of 12 weeks and viewed 12 homes.
The typical repeat buyer was 49 years old, earned $87,000 and
purchased a 2,000 square foot home costing $215,000.
Home buyers thought the most important services agents offer are
helping find the right house, negotiating sales terms and price.
First-time buyers plan to stay for 10 years.
Thursday, June 17, 2010
Get the most out of your home in todays Market
Cut Taxes on the Sale of Your Home
Despite the slumping real estate market, houses are still being sold and there is money to be made. Sellers need to take a close look at the exclusion rules and cost basis of their home to reduce taxable gain on their house.
First, The IRS home sale exclusion rule now allows an exclusion of a gain up to $250,000 for a single taxpayer or $500,000 for a married couple filing jointly. This exclusion can be used over and over during your lifetime, unlike the previous one-time exemption, as long as you meet the following Ownership and Use tests.
During the 5-year period ending on the date of the sale, you must have:
Owned the house for at least two years - Ownership Test
Lived in the house as your main home for at least two years - Use Test
Tip: The Ownership and Use periods need not be concurrent. Two years may consist of a full 24 months or 730 days within a 5-year period. Short absences, such as for a summer vacation, count in the period of use. Longer breaks, such as a 1-year sabbatical, do not.
If you own more than one home, you can exclude the gain only on your main home. The IRS uses several factors to determine which home is a principal residence: place of employment, location of family members' main home, mailing address on bills, correspondence, tax returns, driver's license, car registration, voter registration, location of banks you use, and location of recreational clubs and religious organizations you belong to.
Tip: The exclusion can be used over and over during your lifetime, every time you reestablish your primary residence. When you do change homes, let us know your new address so we can ensure the IRS has your current address on file.
Note: Only taxable gain on the sale of your home needs to be reported on your taxes. Further, loss on the sale of your main home cannot be deducted. Ask us for details.
Improvements Increase the Cost Basis
Additionally, when selling your home, consider all improvements made to the home over the years. Improvements will increase the cost basis of the home and thereby reduce the capital gain.
Additions and other improvements that have a useful life of more than one year can be added to the cost basis of your home.
Examples of ImprovementsExamples of improvements include: building an addition; finishing a basement; putting in a new fence or swimming pool; paving the driveway; landscaping; or installing new wiring, new plumbing, central air, flooring, insulation, or security system.
Example: The Kellys purchased their primary residence in 1999 for $200,000. They paved the unpaved driveway and added a swimming pool, among other things, for $75,000. The adjusted cost basis of the house is $275,000. The house is then sold in 2008 for $550,000. It costs the Kellys $40,000 in commissions, advertising, and legal fees to sell the house.
These selling expenses are subtracted from the sales price to determine the amount realized. The amount realized in this example is $510,000. That amount is then reduced by the adjusted basis (cost plus improvements) to determine the gain. The gain in this case is $235,000. After considering the exclusion, there is no taxable gain on the sale of this primary residence and, therefore, no reporting of the sale on the Kelly's 2008 personal tax return.
Tip: Home Energy Credit. Homeowners will benefit from extended energy saving credits when making their homes more energy efficient in 2009 and 2010. Projects include energy-efficient windows, doors, heating, and air-conditioning systems. The existing 10% tax credit for energy saving home improvements has been increased to 30% of a cost up to $1,500 and extends through 2010.
Partial Use of the Exclusion Rules
If you do not meet the Ownership and Use tests, you may be allowed to exclude a portion of the gain realized on the sale of your home if you sold your home because of health reasons, a change in place of employment, or certain unforeseen circumstances. Unforeseen circumstances include, for example, divorce or legal separation, natural or man-made disasters resulting in a casualty to your home, or an involuntary conversion of your home.
Example: If you get divorced after living in your home for approximately 1 1/2 years or 438 days and have a gain of $120,000 on the sale of your home, you can take 60% of the capital gain exclusion, as you lived in the house for 60% of the 2-year exclusion period (438 days divided by 730 days or 60%). Therefore, you would be allowed to deduct $150,000 of the capital gain (60% of $250,000 exclusion). No gain would be reported on this sale.
Recordkeeping
Good recordkeeping is essential for determining the adjusted cost basis of your home. Ordinarily, you must keep records for 3 years after the filing due date. However, keep records proving your home's cost basis for as long as you own your house.
The records you should keep include:
Proof of the home's purchase price and purchase expenses
Receipts and other records for all improvements, additions, and other items that affect the home's adjusted cost basis
Any worksheets or forms you filed to postpone the gain from the sale of a previous home before May 7, 1997
Despite the slumping real estate market, houses are still being sold and there is money to be made. Sellers need to take a close look at the exclusion rules and cost basis of their home to reduce taxable gain on their house.
First, The IRS home sale exclusion rule now allows an exclusion of a gain up to $250,000 for a single taxpayer or $500,000 for a married couple filing jointly. This exclusion can be used over and over during your lifetime, unlike the previous one-time exemption, as long as you meet the following Ownership and Use tests.
During the 5-year period ending on the date of the sale, you must have:
Owned the house for at least two years - Ownership Test
Lived in the house as your main home for at least two years - Use Test
Tip: The Ownership and Use periods need not be concurrent. Two years may consist of a full 24 months or 730 days within a 5-year period. Short absences, such as for a summer vacation, count in the period of use. Longer breaks, such as a 1-year sabbatical, do not.
If you own more than one home, you can exclude the gain only on your main home. The IRS uses several factors to determine which home is a principal residence: place of employment, location of family members' main home, mailing address on bills, correspondence, tax returns, driver's license, car registration, voter registration, location of banks you use, and location of recreational clubs and religious organizations you belong to.
Tip: The exclusion can be used over and over during your lifetime, every time you reestablish your primary residence. When you do change homes, let us know your new address so we can ensure the IRS has your current address on file.
Note: Only taxable gain on the sale of your home needs to be reported on your taxes. Further, loss on the sale of your main home cannot be deducted. Ask us for details.
Improvements Increase the Cost Basis
Additionally, when selling your home, consider all improvements made to the home over the years. Improvements will increase the cost basis of the home and thereby reduce the capital gain.
Additions and other improvements that have a useful life of more than one year can be added to the cost basis of your home.
Examples of ImprovementsExamples of improvements include: building an addition; finishing a basement; putting in a new fence or swimming pool; paving the driveway; landscaping; or installing new wiring, new plumbing, central air, flooring, insulation, or security system.
Example: The Kellys purchased their primary residence in 1999 for $200,000. They paved the unpaved driveway and added a swimming pool, among other things, for $75,000. The adjusted cost basis of the house is $275,000. The house is then sold in 2008 for $550,000. It costs the Kellys $40,000 in commissions, advertising, and legal fees to sell the house.
These selling expenses are subtracted from the sales price to determine the amount realized. The amount realized in this example is $510,000. That amount is then reduced by the adjusted basis (cost plus improvements) to determine the gain. The gain in this case is $235,000. After considering the exclusion, there is no taxable gain on the sale of this primary residence and, therefore, no reporting of the sale on the Kelly's 2008 personal tax return.
Tip: Home Energy Credit. Homeowners will benefit from extended energy saving credits when making their homes more energy efficient in 2009 and 2010. Projects include energy-efficient windows, doors, heating, and air-conditioning systems. The existing 10% tax credit for energy saving home improvements has been increased to 30% of a cost up to $1,500 and extends through 2010.
Partial Use of the Exclusion Rules
If you do not meet the Ownership and Use tests, you may be allowed to exclude a portion of the gain realized on the sale of your home if you sold your home because of health reasons, a change in place of employment, or certain unforeseen circumstances. Unforeseen circumstances include, for example, divorce or legal separation, natural or man-made disasters resulting in a casualty to your home, or an involuntary conversion of your home.
Example: If you get divorced after living in your home for approximately 1 1/2 years or 438 days and have a gain of $120,000 on the sale of your home, you can take 60% of the capital gain exclusion, as you lived in the house for 60% of the 2-year exclusion period (438 days divided by 730 days or 60%). Therefore, you would be allowed to deduct $150,000 of the capital gain (60% of $250,000 exclusion). No gain would be reported on this sale.
Recordkeeping
Good recordkeeping is essential for determining the adjusted cost basis of your home. Ordinarily, you must keep records for 3 years after the filing due date. However, keep records proving your home's cost basis for as long as you own your house.
The records you should keep include:
Proof of the home's purchase price and purchase expenses
Receipts and other records for all improvements, additions, and other items that affect the home's adjusted cost basis
Any worksheets or forms you filed to postpone the gain from the sale of a previous home before May 7, 1997
Monday, May 10, 2010
Households Unfazed by Expiring Tax Credits
The expiration of the home buyer tax credits won’t deter optimistic households who believe the market is improving, according to a survey released Wednesday by Prudential Real Estate and Relocation Services.More than 90 percent of those surveyed believe the home buyer tax credits have helped both first-time buyers and the overall housing market, but 65 percent say that end of tax credits won’t reduce their personal interest in buying a home.Over the next five years, 79 percent expect real estate prices to increase, and 20 percent expect prices to rise substantially. Only 12 percent believe prices will decrease.Among renters, 75 percent believe owning a home is a better long-term choice for them than renting. The majority of consumers also believe that homeownership is a good investment, with 75 percent saying it is better than stocks or bonds, 72 percent preferring it to mutual funds, and 74 percent saying it surpasses savings accounts.
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