San Diego Real Estate BlogRecently posted or modified blog posts in the category - Buying a Homehttps://www.jamesrenfro.com/blog/Copyright JamesRenfro.com2024-03-08T09:51:47-07:00tag:jamesrenfro.com,2012-09-20:33335The Game-Changer in Home Buying: Fully Underwritten Pre-ApprovalThe Game-Changer in Home Buying: Fully Underwritten Pre-Approvals"
In the relentless whirlwind of today’s real estate market, San Diego buyers are finding themselves in a high-stakes competition to land their dream home. With scenes straight out of a blockbuster—long lines at open houses, homes receiving offers within days of listing, and the ever-present bidding wars—buyers are desperately looking for a way to stand out. The traditional playbook of making a larger down payment or presenting an all-cash offer isn’t feasible for everyone. So, what’s a hopeful homeowner to do? The answer lies in a robust strategy known as fully underwritten pre-approval.
What is Fully Underwritten Pre-Approval?
Fully underwritten pre-approval is akin to holding an ace in the real estate game. It’s a big step beyond the standard pre-approval letter, offering a conditional mortgage approval before you even make an offer on a home. This process, often referred to as pre-underwriting, involves the lender performing the majority of the underwriting process upfront. It’s a testament to your financial readiness, showing sellers that you’re not just prepared but practically waiting at the finish line.
Why It’s Your Secret Weapon
In a market where demand far outweighs supply, creating a scenario often termed as a seller’s market, fully underwritten pre-approval can be your secret weapon. Here’s why:
Speed: With the bulk of the mortgage process out of the way, you can close on a home much faster than with a traditional pre-qualification sometimes in as little as 14 days. This speed and certainty are highly attractive to sellers.
Competitive Edge: The ability to waive mortgage financing contingencies puts you on par with all-cash buyers, making your offer far more appealing in a bidding war.Better Price Negotiation: Demonstrating that you can close quickly and without financial hitches may also put you in a stronger position to negotiate a better purchase price.
Understanding the Risks
While the benefits are compelling, it’s crucial to navigate the potential risks with eyes wide open:
Appraisal Risks: The property must still meet or exceed the loan amount in an appraisal, a hurdle that can impact your down payment or negotiating power.
Income and Credit Stability: Any significant changes in your income or credit score after pre-approval but before purchase can affect your loan terms or approval status.
Employment Security: Without a financing contingency, a sudden job loss could mean losing your earnest money if you can’t close the deal.
How to Get Fully Underwritten Pre-Approval
Many lenders, both traditional and digital, offer fully underwritten pre-approvals. The process involves a thorough review of your financial life from income and assets to credit history and employment verification. Though it might sound daunting, this upfront effort can significantly streamline your home buying journey, taking about 1 to 2 weeks to complete.
Final Thoughts
In the chess game of buying a home, a fully underwritten pre-approval is your queen. It offers unmatched flexibility and strength, allowing you to navigate through the competitive market with confidence. While it comes with its set of challenges, the advantages far outweigh the risks for those looking to secure their dream home in a tight market.
For those navigating the turbulent waters of home buying, consider fully underwritten pre-approval as your lighthouse, guiding you safely to the shores of homeownership. It’s not just about buying a house; it’s about securing a future and turning dreams into reality.
At <a target="_new" href="http://jamesrenfro.com/blog">JamesRenfro.com</a>, we’re committed to providing you with the insights and tools you need to make informed decisions in your home buying journey. Remember, in the quest for your dream home, knowledge is not just power—it’s empowerment.2024-03-08T10:00:00-07:002024-03-08T09:51:47-07:00James Renfrotag:jamesrenfro.com,2012-09-20:26336Overcoming the Challenges of Buying a Home in Today's Sellers' Market
If you're a potential homebuyer in today's market, you're likely experiencing some frustration due to the current state of the market. Homes are being sold above their listing price, competition is fierce, and inventory is low. It may seem daunting to navigate, but don't give up just yet! There are many benefits to being a buyer in today's market that can make it all worth it in the long run.
In a recent video, San Diego realtor James Renfro shared some valuable insights into the benefits of buying a home in today's market. One significant benefit is that owning a home is an investment in your future. While it may seem challenging to find the right property in today's market, remember that owning a home contributes to growing your net worth. Delaying the purchase of a home means missing out on monthly mortgage payments that could have been allocated towards your home equity. According to the Federal Home Loan Mortgage Corporation, homeownership is an essential step toward achieving financial stability in the long run. The financial benefits associated with owning a home, such as home value appreciation and equity, accumulate over time, making them worthwhile to overcome the short-term challenges of today's sellers' market.
Mortgage rates have been hovering around 6.5% for the past several months, but there is good news for homebuyers. Chief Economist at Freddie Mac, Sam Khater, notes that mortgage rates have recently decreased due to economic uncertainty, making homeownership more affordable. Lower mortgage rates enhance your purchasing power, and as we head into the spring buying season, the decrease in mortgage rates is an encouraging sign of progress toward affordability.
Home values are expected to rise steadily over the next few years after a slight decline this year, according to the Home Price Expectation Survey. Increasing home prices imply two things for you as a buyer. Firstly, waiting to purchase a home could result in it becoming more expensive. Secondly, buying now will likely result in an appreciation in the value of your home and your net worth over time.
If you're feeling overwhelmed by the current sellers' market, don't lose hope. There are many benefits to being a buyer in today's market that should encourage you to persevere. Mortgage rates have decreased in recent days, home prices are predicted to rise in the years to come, and the long-term benefits of homeownership are more significant than many of the short-term challenges. So hang in there and keep pushing towards your dream home!
If you decide to buy, make sure you choose the right real estate agent. James Renfro is a trusted San Diego realtor with years of experience in the industry. He focuses on educating his clients, so they can make the best decisions for their families. Don't let just anyone help you with your most valuable asset! Call or Text him anytime at 619-514-0113 for expert guidance towards your dream home.2023-04-24T16:35:00-07:002024-01-22T15:41:22-07:00James Renfrotag:jamesrenfro.com,2012-09-20:25714Is It Really Better To Rent Than To Own a Home Right Now?
Is It Really Better To Rent Than To Own a Home Right Now?
<img alt="Is It Really Better To Rent Than To Own a Home Right Now? | MyKCM" src="https://lh5.googleusercontent.com/Vs5LERgXJiHQ7nOfeoTlsLk03T57FrGHJezPlZj-Fmw3vUeU2fQvHgP1JMMM5F7CBY8cw-VM_cJWqmVDr5speL0vuUqGKL0Zyv51XhtmY33NHkbEA5mvYOzNZONJNGurnvJm9luA-X1FJUFKVdFV_Q" width="624" height="341" />
You may have seen reports in the news recently saying it’s better to rent right now than it is to <a href="https://www.simplifyingthemarket.com/2023/02/23/how-to-make-your-dream-of-homeownership-a-reality/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">own your home</a>. But before you let that impact your decisions, you should understand what these claims are based on.
A lot of the time, these reports are assuming things that aren’t realistic for the average household. For example, the <a href="https://business.fau.edu/executive-education/bhj-buy-vs-rent-index/methodology/index.php">methodology</a> behind one of those reports says that renting is the smarter financial option because of the opportunity to invest money elsewhere. It assumes renters take the money they’d spend on costs tied to buying a home and put it in an investment portfolio.
But here’s the thing – most people who rent aren’t making those investments. Ken Johnson, Co-Author of the BH&J National Price-to-Rent Index, explains:
“One of the difficulties with the rent and reinvest model is many people . . . simply rent and spend the difference. . . . That’s wealth destroying.”
The reason homeownership is one of the best investments you can make is the wealth it helps you build. That’s why there’s a significant difference between the <a href="https://www.federalreserve.gov/publications/files/scf20.pdf">net worth</a> of the average homeowner and the average renter (see graph below):
<img src="https://lh5.googleusercontent.com/Ml9hRCtw11uTcTbh0igvz4u6wQES_ioYfRucuMnFjMXBzowBOEZF2XPyVBASdjyjL4cBf7ybun3iywNEzx-tNDXEXakyNCEfIOj4oGsR6eE4h__7j5UM9wKC5pfQZkHkQzBNcZcPL_h91hhyNGs2QQ" width="624" height="468" />
So, before you renew your rental agreement, understand that homeowners in San Diego enjoyed an equity gain of 44.29% which translated to an increase of over $230,000.00 to their networth on average…That’s a bunch of money!
Bottom Line
If you’re unsure whether to continue renting or to buy a home, let’s connect to help you make the best decision.
If you decide to sell with a realtor, please know I am here to guide you through this ever changing market. Don’t let just anyone help you sell your most valuable asset!
2023-03-24T16:15:00-07:002023-03-24T10:01:20-07:00James Renfrotag:jamesrenfro.com,2012-09-20:25653What You Should Know About Rising Interest Rates
What You Should Know About Rising Mortgage Rates
<img alt="What You Should Know About Rising Mortgage Rates | MyKCM" />
After steadily falling over the winter, mortgage rates have started to rise in recent weeks. This is concerning to some potential <a href="https://www.simplifyingthemarket.com/2023/02/14/why-its-easy-to-fall-in-love-with-homeownership-1/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">homebuyers</a> as the combination of higher mortgage rates and higher <a href="https://www.simplifyingthemarket.com/2023/02/16/wondering-whats-going-on-with-home-prices/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">prices</a> have made homes less affordable. So, if you’re planning to purchase a home this year, you too may be wondering if now’s the right time to buy or if you should hold off on your search until rates come back down.
The recent uptick in rates has been driven by what’s happening with inflation. Joel Kan, Vice President and Deputy Chief Economist at the Mortgage Bankers Association (MBA), <a href="https://www.cnbc.com/2023/02/15/mortgage-demand-drops-interest-rates-jump.html">explains</a>:
“Mortgage rates increased across the board last week, pushed higher by market expectations that inflation will persist, thus requiring the Federal Reserve to keep monetary policy restrictive for a longer time.”
The most recent weekly average 30-year fixed mortgage rate <a href="https://www.freddiemac.com/pmms">reported</a> by Freddie Mac is 6.5%. It’s the third week in a row that rates have increased and puts them at the highest point they’ve been this year (see graph below):
<img src="data:image/png;base64,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" 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Advice for Home Shoppers
If you’re thinking about pausing your home search because rates have started to go up again, you may want to reconsider. This could actually be an opportunity to buy the home you’ve been searching for. According to the MBA, <a href="https://www.mba.org/news-and-research/newsroom/news/2023/02/22/mortgage-applications-decrease-in-latest-mba-weekly-survey">mortgage applications</a> declined by 13.3% in just one week, so it appears the rise in mortgage rates is leading some potential <a href="https://www.simplifyingthemarket.com/2023/02/23/how-to-make-your-dream-of-homeownership-a-reality/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">homebuyers</a> to pull back on their search for a new home.
So, what does that mean for you? If you stay the course, you’ll likely face less competition among other buyers when you’re looking for a home. This is welcome relief in a market that has so few <a href="https://www.simplifyingthemarket.com/2023/02/08/number-of-homes-for-sale-up-from-last-year-but-below-pre-pandemic-years/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">homes for sale</a>.
Bottom Line
Over the last few weeks, mortgage rates have risen. But that doesn’t mean you should delay your plans to buy a home. In fact, it could mean the opposite if you want to take advantage of less buyer competition. Let’s connect today to explore the options in our local market.2023-03-21T15:15:33-07:002023-03-21T15:38:38-07:00James Renfrotag:jamesrenfro.com,2012-09-20:25486One Major Benefit of Investing in a Home
One Major Benefit of Investing in a Home
<img alt="One Major Benefit of Investing in a Home | MyKCM" src="https://lh6.googleusercontent.com/NcW2-F6iS4-lXz2GShD0DJIHfVmGTlxxPVSEmwTs_p6bcZqEFxeXAB_r_FO_u0-LNGaH5etvXqXkMrdKshBx5srtPxGOl_fpjcZsdUrlU3AqgO1YrQjuMMiDKFltTpsgyw2dUGnfx7uzJAIn8SEwofk" width="624" height="341" />
One of the many reasons to buy a home is that it’s a major way to <a href="https://www.simplifyingthemarket.com/2023/01/27/homeownership-builds-your-wealth-over-time-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">build wealth</a> and gain financial stability.
According to <a href="https://myhome.freddiemac.com/owning/equity-and-appreciation.html">Freddie Mac</a>:
“Building equity through your monthly principal payments and appreciation is a critical part of homeownership that can help you create financial stability.”
With spring approaching, now’s a great time to consider if <a href="https://www.simplifyingthemarket.com/2023/02/23/how-to-make-your-dream-of-homeownership-a-reality/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">buying a home</a> makes sense for you. The best way to figure that out is to talk with a trusted real estate professional.
The Largest Part of Most Homeowners’ Net Worth Is Their Equity
You may be surprised to learn just how much of a homeowner’s net worth actually comes from owning their home. The National Association of Realtors (NAR) <a href="https://www.nar.realtor/blogs/economists-outlook/single-family-homeowners-typically-accumulated-225K-in-housing-wealth-over-10-years">shares</a>:
“Homeownership is the largest source of wealth among families, with the median value of a primary residence worth about ten times the median value of financial assets held by families. Housing wealth (home equity or net worth) gains are built up through price appreciation and by paying off the mortgage.”
In other words, home equity does more to build the average household’s wealth than anything else. And according to data from <a href="https://blog.firstam.com/economics/homeownership-remains-strongly-linked-to-wealth-building">First American</a>, this holds true across different income levels (see graph below):
<img src="https://lh4.googleusercontent.com/WMe8C4zn15cnIfTQocpzFzK4s_6ykzcL51gsXpdTl50K_1-L8usRDWd3J-iUtddyBRQGfpNx4IKiW39kXsou5Q-aAgJ60tcvURxnNzcMyz25iUgeGtMa2R4ncsu3rUN1YCWgLiceQ7X9khewkaoj8fs" width="624" height="468" />
Bottom Line
One of the biggest benefits of owning a home, regardless of your income level, is that it provides financial stability and an avenue to build wealth. Let’s connect today so you can start investing.
<br /><br />2023-03-15T16:15:00-07:002023-03-15T08:25:26-07:00James Renfrotag:jamesrenfro.com,2012-09-20:25481How to Make Your Dream of Homeownership a Reality<br />
How To Make Your Dream of Homeownership a Reality
<img alt="How To Make Your Dream of Homeownership a Reality | MyKCM" src="https://lh5.googleusercontent.com/hDg1IasRf_OBgdkoBrvfzrTbBIa0MHI3oba3yUPJlww29pJNTKlOyF7XKGva8B22Lbv_MAvLVmtIwbn_4aQi91eZ8TpQwELksiOqv2M1cWwPeWXu1rOX8SHzpSd3IdMehOzzVlAyGYBl0QAX4CuW6eM" width="624" height="341" />
According to a recent Harris Poll survey, <a href="https://www.nerdwallet.com/article/mortgages/2023-home-buyer-report">8 in 10</a> Americans say that buying a home is a priority, and 28 million Americans actually plan to buy a home in the next 12 months. Homeownership provides a lot of financial and some nonfinancial <a href="https://www.simplifyingthemarket.com/2022/12/22/what-makes-a-house-a-home/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">benefits</a>, so the interest is understandable.
Experts <a href="https://www.simplifyingthemarket.com/2022/12/16/2023-housing-market-forecast-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">project</a> a total of around five million homes will be sold this year so not all 28 million Americans are gonna accomplish their goal. So, why is there such a big difference? Well, in the same survey, they asked, “Which of the following are preventing you from pursuing homeownership at this time?”:
34% answered, “I don’t have enough saved for a down payment”
...And another 30% answered, “My credit score” If you’re aiming to buy a home, here’s a couple things you’ll need to accomplish the goal.
Save for Your Down Payment
Your <a href="https://www.simplifyingthemarket.com/2023/02/03/you-may-not-need-as-much-as-you-think-for-your-down-payment-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">down payment</a> is a big chunk of what you pay up front for your home. For most home purchases, buyers put down a down payment and then take out a loan also known as a mortgage to pay for the rest.
It’s a longstanding myth that you need to pay 20% of the purchase price for your down payment. In reality, 20% down isn’t usually required. In fact, according to the <a href="https://www.nar.realtor/research-and-statistics/research-reports/highlights-from-the-profile-of-home-buyers-and-sellers">National Association of Realtors</a>, today’s median down payment is 14% for the average buyer and just 6% for a first-time buyer.
Regardless of how much money you can save for your <a href="https://www.simplifyingthemarket.com/2023/01/03/wondering-how-much-you-need-to-save-for-a-down-payment/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">down payment</a>, know there’s help available. A local lender can show you <a href="https://downpaymentresource.com/">options</a> to help you get closer to your down payment goal. Plus, there are even loan types, like <a href="https://www.hud.gov/buying/loans">FHA loans</a>, with down payments as low as 3.5%,, as well as options like a <a href="https://www.simplifyingthemarket.com/2022/11/10/va-loans-can-help-veterans-achieve-their-dream-of-homeownership/?a=1040192-d33e36d4e0531b2536d1823a70ce988f">VA </a>loan or a <a href="https://www.rd.usda.gov/programs-services/single-family-housing-programs/single-family-housing-guaranteed-loan-program">USDA loan</a> which require no down payment.
Beyond assistance programs and different loan types, <a href="https://www.nerdwallet.com/article/mortgages/payment-buy-home">here</a> are a few other tips to help you as you save for your down payment:
In addition to your down payment, you may need to save for closing costs as well, which are usually about 2% of the home's purchase price. But this is where a real estate can help by negotiating with the seller to get them to pay those fees.
The other thing you can do is improve your credit score. A higher credit score usually means you’ll be able to borrow more money and at a better interest rate. If your credit score is preventing you from getting an affordable mortgage, there are things you can take to improve it.
The first and most obvious is to pay all your bills on time. when you pay your bills on time, your credit score improves. When you’re late, it takes a hit. One way to make paying your bills on time easier is by setting up automatic payments on your accounts.
The second thing is to start working with a trusted mortgage broker, now. A good mortgage broker can help coach you toward home ownership even if you have bad credit.
Bottom Line
If you want to purchase a home this year, let’s connect, I can help get you on the right path and introduce you to a great mortgage broker as well.
<br /><br /><br />2023-03-14T17:30:00-07:002023-03-14T17:36:07-07:00James Renfrotag:jamesrenfro.com,2012-09-20:25399A Smaller Home Could Be Your Best Option
A Smaller Home Could Be Your Best Option
<img width="750" height="410" src="https://files.mykcm.com/2023/02/21124855/a-smaller-home-could-be-your-best-option-KCM.jpg" class="attachment-entry size-entry wp-post-image" alt="A Smaller Home Could Be Your Best Option | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2023/02/21124855/a-smaller-home-could-be-your-best-option-KCM.jpg 750w, https://files.mykcm.com/2023/02/21124855/a-smaller-home-could-be-your-best-option-KCM-600x328.jpg 600w, https://files.mykcm.com/2023/02/21124855/a-smaller-home-could-be-your-best-option-KCM-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
Many people are reaching the point in their lives when they need to decide where they want to live when they retire. If you’re a homeowner approaching this stage, you have several options to explore. Jessica Lautz, Deputy Chief Economist and Vice President of Research at the National Association of Realtors (NAR), <a href="https://www.nar.realtor/blogs/economists-outlook/all-in-the-family-multi-generational-home-buying" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“As we see the transition of the large Baby Boomer generation age into retirement, it will be interesting to see if they move in with their Millennial and Gen Z children or if they stay put in their own homes.”
Lautz lists two options: move into a <a href="https://www.simplifyingthemarket.com/2022/04/15/what-is-multigenerational-housing-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="multigenerational" target="_blank" rel="noopener noreferrer">multigenerational</a> home with loved ones, or stay in your current house. Multigenerational living is rising in popularity, but it isn’t an option for everyone. And staying put may fit fewer and fewer of your needs. There’s a third option though, and for some, it’s the best one: downsizing.
When you <a href="https://www.simplifyingthemarket.com/2023/02/17/the-spring-housing-market-could-be-a-sweet-spot-for-sellers-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="sell your house" target="_blank" rel="noopener noreferrer">sell your house</a> and <a href="https://www.simplifyingthemarket.com/2023/02/15/should-you-consider-buying-a-newly-built-home/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="purchase" target="_blank" rel="noopener noreferrer">purchase</a> a smaller one, it’s known as downsizing. Sometimes smaller homes are more suited to your changing needs, and moving means you can also land in your ideal location.
In addition to the personal benefits, downsizing might be more cost effective, too. The New York Times (NYT) <a href="https://www.nytimes.com/2022/09/09/business/retirement/retirement-downsizing-real-estate.html" title="shares" target="_blank" rel="noopener noreferrer">shares</a>:
“Many downsizers expect to improve their retirement income stream if their new home costs less than what their old house sells for. Lower utility costs, insurance and property taxes — as well as investment returns on the proceeds — can also improve the bottom line.”
Being in a strong financial position is one of the most important parts of retirement, and downsizing can make a big difference.
A key part of why downsizing is still cost effective today, even when mortgage rates are higher than they were a year ago, is the <a href="https://themreport.com/news/data/01-18-2023/senior-home-equity-11t" title="record-high" target="_blank" rel="noopener noreferrer">record-high</a> level of equity homeowners have. Leveraging your equity when you downsize can lower or maybe even eliminate the mortgage payment on your next home.
So, not only is the upkeep of a smaller home likely more affordable, but leveraging your home equity could make a big difference too. Your local real estate advisor is the best resource to help you understand how much equity you may have in your current home and what options it can provide for your next move.
Bottom Line
If you’re a homeowner getting ready for retirement, part of that transition likely includes deciding where you’ll live. Let’s connect so you can understand your options and explore your downsizing opportunities.
2023-03-10T17:15:00-07:002023-03-10T11:33:15-07:00James Renfrotag:jamesrenfro.com,2012-09-20:24916Should You Consider Buying a Newly Built Home?
<img width="750" height="410" src="https://files.mykcm.com/2023/02/14110909/should-you-consider-buying-a-newly-built-home-KCM.jpg" class="attachment-entry size-entry wp-post-image" alt="Should You Consider Buying a Newly Built Home? | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2023/02/14110909/should-you-consider-buying-a-newly-built-home-KCM.jpg 750w, https://files.mykcm.com/2023/02/14110909/should-you-consider-buying-a-newly-built-home-KCM-600x328.jpg 600w, https://files.mykcm.com/2023/02/14110909/should-you-consider-buying-a-newly-built-home-KCM-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
If you’re thinking about buying a home, you might be focusing on previously owned ones. But with so few houses for sale <a href="https://www.simplifyingthemarket.com/2023/02/09/why-todays-housing-market-isnt-headed-for-a-crash/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="today" target="_blank" rel="noopener noreferrer">today</a>, it makes sense to consider all your options, and that includes a home that’s newly built.
The Number of Newly Built Homes Is on the Rise
While there are more houses for sale right now than there were at this time last year, there’s still a historically low number of <a href="https://www.simplifyingthemarket.com/2023/02/08/number-of-homes-for-sale-up-from-last-year-but-below-pre-pandemic-years/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="homes available" target="_blank" rel="noopener noreferrer">homes available</a> on the market. One reason for that is years of underbuilding—meaning there haven’t been enough new homes built to keep up with demand.
<a href="https://files.mykcm.com/2023/02/14110907/single-family-housing-units-completed-MEM.png" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-107444" src="https://files.mykcm.com/2023/02/14110907/single-family-housing-units-completed-MEM.png" /></a>
The graph above shows how low the production of newly constructed homes has been over the <a href="https://www.census.gov/construction/nrc/data/series.html" title="past 14 years" target="_blank" rel="noopener noreferrer">past 14 years</a>. But it also shows another important trend: the number of new homes being built each year is on the rise. As Mark Fleming, Chief Economist at First American, <a href="https://blog.firstam.com/economics/why-housing-market-potential-increased-for-the-second-straight-month" title="shares" target="_blank" rel="noopener noreferrer">shares</a>, that’s good news for buyers:
“While existing-home inventory remains limited, the silver lining for home buyers is that new-home inventory is on the rise, and a new home at the right price is a pretty good substitute.”
Builder Incentives Can Provide a Boost
While there a growing number of new homes for sale, builders are slowing that pace until they sell more of their current inventory. According to Logan Mohtashami, Lead Analyst at <a href="https://www.housingwire.com/articles/homebuilders-still-need-lower-mortgage-rates/" title="HousingWire" target="_blank" rel="noopener noreferrer">HousingWire</a>:
“The builders have to work off the backlog of homes, but instead of 3%-4% mortgage rates, they’re dealing with 6% plus mortgage rates, which means they have to provide many incentives to make sure those homes sell.”
Many builders are now offering incentives to help buyers purchase these homes. Fleming also explains:
“The National Association of Home Builders reported that nearly two-thirds of builders were offering incentives, including mortgage rate buydowns, paying points for buyers and price reductions, which could entice potential home buyers.”
A builder who’s willing to pay to reduce your mortgage rate could be a game changer. Ksenia Potapov, Economist at First American, <a href="https://blog.firstam.com/economics/why-mortgage-rates-hold-the-key-to-improved-affordability-in-2023" title="puts it" target="_blank" rel="noopener noreferrer">puts it</a> this way:
“A one percentage-point decline in mortgage rates has the same impact on affordability as an 11 percent decline in house prices.”
Should You Buy a Brand-New Home?
The best way to decide what type of home to buy is to work with a trusted real estate professional who can help you weigh the pros and cons of each option. They know which homes are available in your local market, and which builders might be offering incentives that make sense for you.
Bottom Line
Even though there aren’t a lot of homes for sale today, new home inventory is on the rise, and many builders are offering incentives. Let’s connect so I can help you weigh the pros and cons of shopping for a new home versus an existing one.
2023-02-15T13:22:23-07:002023-02-15T13:24:50-07:00James Renfrotag:jamesrenfro.com,2012-09-20:24864What You Should Know About Closing Costs
<img width="750" height="410" src="https://files.mykcm.com/2023/02/10115324/what-you-should-know-about-closing-costs-KCM.jpg" class="attachment-entry size-entry wp-post-image" alt="What You Should Know About Closing Costs | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2023/02/10115324/what-you-should-know-about-closing-costs-KCM.jpg 750w, https://files.mykcm.com/2023/02/10115324/what-you-should-know-about-closing-costs-KCM-600x328.jpg 600w, https://files.mykcm.com/2023/02/10115324/what-you-should-know-about-closing-costs-KCM-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
Before you buy a home, it’s important to <a href="https://www.simplifyingthemarket.com/2023/02/10/how-to-win-as-a-buyer-in-todays-housing-market-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="plan ahead" target="_blank" rel="noopener noreferrer">plan ahead</a>. While most buyers consider how much they need to save for a <a href="https://www.simplifyingthemarket.com/2023/02/03/you-may-not-need-as-much-as-you-think-for-your-down-payment-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="down payment" target="_blank" rel="noopener noreferrer">down payment</a>, many are surprised by the closing costs they have to pay. To ensure you aren’t caught off guard when it’s time to close on your home, you need to understand what closing costs are and how much you should budget for.
What Are Closing Costs?
People are sometimes surprised by closing costs because they don’t know what they are. According to <a href="https://www.bankrate.com/mortgages/understanding-the-closing-process/#wh" title="Bankrate" target="_blank" rel="noopener noreferrer">Bankrate</a>:
“Closing costs are the fees and expenses you must pay before becoming the legal owner of a house, condo or townhome . . . Closing costs vary depending on the purchase price of the home and how it’s being financed . . .”
In other words, your closing costs are a collection of fees and payments involved with your transaction. According to <a href="https://myhome.freddiemac.com/buying/understanding-costs" title="Freddie Mac" target="_blank" rel="noopener noreferrer">Freddie Mac</a>, while they can vary by location and situation, closing costs typically include:
County recording fees
Appraisal fees
Credit report fees
Lender origination fees
Title services
Tax service fees
Attorney fees
Underwriting Fees
How Much Will You Need To Budget for Closing Costs?
Understanding what closing costs include is important, but knowing what you’ll need to budget to cover them is critical, too. According to the Freddie Mac article mentioned above, the costs to close are typically around 2% of the total purchase price of your home. With that in mind, here’s how you can get an idea of what you’ll need to cover your closing costs.
Let’s say you find a home you want to purchase for the <a href="https://www.nar.realtor/research-and-statistics" title="median price" target="_blank" rel="noopener noreferrer">median price</a> of $500,000. Based on the 2% Freddie Mac estimate, your closing fees could be between roughly $10,000.
Keep in mind, if you’re in the market for a home above or below this price range, your closing costs will be higher or lower.
What’s the Best Way To Make Sure You’re Prepared at Closing Time?
Freddie Mac provides great advice for homebuyers, <a href="https://myhome.freddiemac.com/buying/understanding-costs" title="saying" target="_blank" rel="noopener noreferrer">saying</a>:
“As you start your homebuying journey, take the time to get a sense of all costs involved – from your down payment to closing costs.”
Work with a team of trusted real estate professionals to understand exactly how much you’ll need to <a href="https://www.simplifyingthemarket.com/2023/01/19/pre-approval-in-2023-what-you-need-to-know/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="budget" target="_blank" rel="noopener noreferrer">budget</a> for closing costs. An agent can help connect you with a lender, and together your expert team can answer any questions you might have.
Bottom Line
It’s important to plan for the fees and payments you’ll be responsible for at closing. Let’s connect so I can help you feel confident throughout the process.
2023-02-13T17:35:12-07:002023-02-13T17:52:50-07:00James Renfrotag:jamesrenfro.com,2012-09-20:24827How To Win as a Buyer in Today’s Housing Market How To Win as a Buyer in Today’s Housing Market
<img width="945" height="2067" src="https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM.png" class="attachment-entry size-entry wp-post-image" alt="How To Win as a Buyer in Today’s Housing Market [INFOGRAPHIC] | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM.png 945w, https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM-274x600.png 274w, https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM-468x1024.png 468w, https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM-768x1680.png 768w, https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM-702x1536.png 702w, https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM-936x2048.png 936w, https://files.mykcm.com/2023/02/10132146/Resize-UPDATED-MEM_Homeownership-Builds-Your-Wealth-In-The-Over-Time-MEM-100x219.png 100w" sizes="(max-width: 945px) 100vw, 945px" /><br /><br />
Some Highlights
In today’s housing market, you can still be the champion if you have the right team and strategy.
To win as a buyer, you need to build your team, <a href="https://www.simplifyingthemarket.com/2023/02/03/you-may-not-need-as-much-as-you-think-for-your-down-payment-infographic/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="make strategic plays" target="_blank" rel="noopener noreferrer">make strategic plays</a>, consider what’s in and out of bounds, and <a href="https://www.simplifyingthemarket.com/2023/01/19/pre-approval-in-2023-what-you-need-to-know/?a=1040192-d33e36d4e0531b2536d1823a70ce988f" title="stand out" target="_blank" rel="noopener noreferrer">stand out</a> from the crowd.
Let’s connect today to make your game-winning play.
2023-02-10T16:44:01-07:002023-02-10T17:09:10-07:00James Renfrotag:jamesrenfro.com,2012-09-20:10672Is Getting a Home Mortgage Still Too Difficult?<img src="https://assets.site-static.com/userfiles/2499/image/getting-a-home-mortgage.jpg" alt="Is Getting a Home Mortgage Still Too Difficult?" title="Is Getting a Home Mortgage Still Too Difficult?" height="410" width="750" />
Potential homebuyers are always cautioned to be aware of mortgage lending standards and the difficulty they might face when trying to obtain a mortgage. Credit availability is expanding, making it easier to get a mortgage now than it was a year ago. The market is still tight however, and homebuyers should be prepared to shop around until they find a lender who is offering something that will meet the needs of their family.
Mortgage lending companies have high standards so it is important to make sure you and anyone else who will be included on the mortgage have their credit in check. The mortgage market is strict because lenders do not want to be put in a situation where they are forced to repurchase loans that are not paid on. They also do not want to end up in a litigation situation due to loan issues.
What Has Happened to the Number of Mortgages?
Due to the strict nature and requirements of the lending companies, the number of mortgages given out has significantly dropped. A report by the Housing Financial Policy Center at the Urban Institute showed that about 6.3 million fewer mortgages were given out between 2009 and 2015. The reasons behind this statistic are strict regulations and policies. These mortgages would have been granted if the lending standards where more reasonable.
Mortgage companies rely on calculations to determine if a home buyer will become delinquent on their payment. They will not give you a loan if you are too much of a risk for them. Credit history has a huge impact on this decision since lenders can see how often you pay back your debts. The history they receive is extensive. This view into your financial past causes lenders to take less risk when lending to you for your mortgage.
The Effect on the Economy
The housing market is recovering at a slower pace than it should since less potential homebuyers are being offered loans. While the market is still recovering with positive trends, fewer buyers can create a strain on other economic factors like home goods or construction jobs. Bottom Line
After the housing market boom and bust, mortgage lenders became stricter in their lending standards. It is not impossible to get a mortgage loan, but it can still be difficult for potential home buyers. Stay on top of your credit and make sure you and anyone else who is applying are in a good financial position so you can be approved for a loan. It is important to research different companies and their requirements to ensure success in getting a mortgage.2020-09-21T11:37:00-07:002020-09-21T11:38:33-07:00James Renfrotag:jamesrenfro.com,2012-09-20:10670Common Things to Look Out for Before Buying Your Dream Home<img src="https://assets.site-static.com/userfiles/2499/image/3-questions-to-ask-before-buying-your-dream-home.jpg" alt="Common Things to Look Out for Before Buying Your Dream Home" title="Common Things to Look Out for Before Buying Your Dream Home" height="410" width="750" />
It is easy to become overwhelmed when you enter the home buying market. Friends, family, colleagues, and even acquaintances will give you their opinions if you are a first time home buyer. While most of them are looking out for your best interest, they are not fully aware of what is happening in the housing market.
It is important for you to be prepared and have your own questions ready. No matter what other opinions you are getting, you are the one buying the home and your comfort level will help make your final decision. Here are three important questions to ask before you purchase a home.
1. Why am I Buying a Home?
Regardless of the finances, it is important to think about what made you want to buy a home in the first place. Usually the reasons don’t have to do with money. Instead, home buyers are focused on how the house will impact their family in the future. A study done by the Joint Center for House Studies at Harvard found there are four reasons people buy a home. Those reasons include schools for your children, a safe environment, more room for your family to grow, and control of your own space.
These factors are the most common reasons people look to buy a new home. When you ask yourself why you are looking to purchase a home, do any of those factors come up? Spend time with your spouse or family members who are involved in this decision and determine why you want a home in the first place. Creating this list will help when searching for a home and can help your real estate agent find the best home for your needs.
2. What is the Trend with Home Values?
Our current economy and housing market is strong. That means home values and mortgage rates are increasing. If you are looking to purchase a home but want to stay within a budget, it may be in your best interest to move quickly. It is forecasted for these trends to continue in an upward motion, causing home values to continue to increase.
3. What About Current Mortgage Rates?
The ticket price is not the only thing you should be concerned with when purchasing a home. Mortgage rates are always changing and can have a huge impact on your monthly payments. Current trends show mortgage rates are rising. This is something to consider if you are debating the right time to purchase a home, since the rates may be even higher down the road.
Bottom Line
You and your family are the only ones who can determine the right time to purchase your dream home. It is important to decide exactly why you want a new home for your family and decide on a budget that will be comfortable moving forward. This budget may affect the amount of time you have to search for a home, since home prices and mortgage rates are increasing. 2020-09-21T11:37:00-07:002020-09-21T11:39:23-07:00James Renfrotag:jamesrenfro.com,2012-09-20:10669Will Increasing Mortgage Rates Impact Home Prices?<img src="https://assets.site-static.com/userfiles/2499/image/mortgage-rate-projections.jpg" alt="Will Increasing Mortgage Rates Impact Home Prices? " title="Will Increasing Mortgage Rates Impact Home Prices? " height="410" width="750" />
There has been some discussion recently on home prices in relation to mortgage rates. Some believe if there is a rapid rise of mortgage rates, home prices should decrease. Logically it makes the most sense for the price of the house to drop when interest rates are rising, but this is not always the case.
This theory of home prices decreasing is typically discussed by future home buyers. As a buyer you would like to think if you are paying higher rates on your mortgage, you should be able to see a decrease in cost somewhere else. Unfortunately, these rates are rising because the economy is in better shape. As the economy succeeds, incomes rise, rates go up, as well as the price of the home.
A recent study by the John Burns Real Estate Consulting found mortgage rates have very little impact on the cost of the home. The housing market and price increases are affected by things like job growth in the area and rising wages. Coincidentally, these same factors are causing the rise in the mortgage rates since people can afford to take out more.
Bottom Line
As the economy progresses and strengthens, mortgage rates and home prices will fluctuate. It is a misconception as rates increase, home prices will decrease. Advances in the economy have shown that rates and home prices are more likely to increase together.2020-09-21T11:37:00-07:002020-09-21T11:39:19-07:00James Renfro