According to the most recent REALTORS® Confidence Index, 39% of recent buyers purchased a home with a Federal Housing Administration-insured loan. REALTORS® who took part in the November survey also reported that the number of first-time homebuyers continued to climb to 51%. The RCI results also indicated that distressed sales increased to 33% of all home sales last month, and that both investors and first-time home buyers are competing for these properties. The preponderance of distressed properties on the market has also influenced buyers' perceptions of other homes for sale. Realtors report that many buyers have pricing expectations that treat every property as if it were in foreclosure.
In addition, those surveyed expressed ongoing concerns with the impact of the Home Valuation Code of Conduct on recent appraisals. According to some survey respondents, inexperienced or out-of-area appraisers continue to rely heavily on sales prices of distressed properties, even when other comps are available.
Source: NAR
Wednesday, December 23, 2009
Exterior remodeling: best bang for your buck
Despite a slow market and a slight decrease in the resale value of most remodeling projects, Realtors report that the smartest home improvement investments may also be some of the least expensive. Results from the 2009 Remodeling Cost vs. Value Report show that small-scale exterior projects are the most profitable at resale, according to estimates by REALTORS® who completed a recent survey.
Here are the highlights:
· On a national level, eight out of the top 10 projects in terms of costs recouped were exterior replacement projects that cost less than $14,000.
· Certain types of door and siding replacements, as well as wood deck additions all returned more than 80% of project costs upon resale. A steel entry door replacement--a new addition to this year's list--recouped 128.9% of costs, followed by upscale fiber-cement sliding replacements at 83.6%. Wood deck additions recouped 80.6% of costs.
· On a national level, the project with the biggest improvement from 2008 was the attic bedroom addition, recouping 83.1% of remodeling costs compared to 73.8% in 2008. The only other interior project that landed in the top 10 was a minor kitchen remodel with 78.3% costs recouped.
· Other exterior projects in the top 10 include midrange vinyl and upscale foam-backed vinyl sliding replacements, which returned more than 79% of costs. In addition, several types of window replacements - midrange wood, midrange vinyl, and upscale vinyl-all returned more than 76% of costs upon sale.
Similar to last year's report, the least profitable remodeling projects in terms of resale value were home office remodels and sunroom additions, returning only 48.1% and 50.7% of project costs.
Source: NAR
Here are the highlights:
· On a national level, eight out of the top 10 projects in terms of costs recouped were exterior replacement projects that cost less than $14,000.
· Certain types of door and siding replacements, as well as wood deck additions all returned more than 80% of project costs upon resale. A steel entry door replacement--a new addition to this year's list--recouped 128.9% of costs, followed by upscale fiber-cement sliding replacements at 83.6%. Wood deck additions recouped 80.6% of costs.
· On a national level, the project with the biggest improvement from 2008 was the attic bedroom addition, recouping 83.1% of remodeling costs compared to 73.8% in 2008. The only other interior project that landed in the top 10 was a minor kitchen remodel with 78.3% costs recouped.
· Other exterior projects in the top 10 include midrange vinyl and upscale foam-backed vinyl sliding replacements, which returned more than 79% of costs. In addition, several types of window replacements - midrange wood, midrange vinyl, and upscale vinyl-all returned more than 76% of costs upon sale.
Similar to last year's report, the least profitable remodeling projects in terms of resale value were home office remodels and sunroom additions, returning only 48.1% and 50.7% of project costs.
Source: NAR
Foreclosure evictions suspended through the holidays
In an effort to help families facing a foreclosure in the midst of the holiday season, both Freddie Mac and Fannie Mae made announcements recently and suspended foreclosure evictions from December 19, 2009 through January 3, 2010. In Freddie Mac's announcement, the company said it will suspend all evictions involving foreclosed, occupied single family and two to four unit properties that had Freddie Mac-owned mortgages. Fannie Mae had no inclusions and said all owner-occupants and tenants living in foreclosed properties the company holds will not be subject to evictions during this time frame, and Fannie Mae said it will also support the efforts of the servicers it works with that are taking similar actions.
Zenta to expand in Charlotte adding 1,000 jobs
Governor Beverly Perdue announced the creation of 1,000 new jobs in the Charlotte area over the next five years by Zenta, a knowledge process outsourcing and business process outsourcing company.
The company, which employs a staff of more than 4,000 worldwide, has offices in New York, Los Angeles, Philadelphia, London, Mumbai and Chennai, India.
Zenta offers a full range of back-office, voice and onsite support solutions for credit card services, consumer lending servicing, mortgage services and real estate analytics.
The company, which employs a staff of more than 4,000 worldwide, has offices in New York, Los Angeles, Philadelphia, London, Mumbai and Chennai, India.
Zenta offers a full range of back-office, voice and onsite support solutions for credit card services, consumer lending servicing, mortgage services and real estate analytics.
Thursday, December 10, 2009
Charlotte home prices rise for 1st time in two years
By Stella M. Hopkins
shopkins@charlotteobserver.com
Posted: Thursday, Dec. 10, 2009
Charlotte-area home prices in November inched up for the first time in two years and home sales jumped again.
The average sales price last month of $195,244 marks a gain of slightly more than 1 percent from November 2008, according to results released this morning by the Charlotte Regional Realtor Association.
That was the first yearly price gain since November 2007 for transactions through the association's Carolina Multiple Listing Services. The past year has seen several months of double-digit price declines.
For the year, the average price is a little ahead of 2004 levels, meaning that people who have been in their homes for several years are probably still sitting on gains.
MLS sales in November rose a hefty 31 percent compared with a year ago as people rushed to take advantage of the first time homebuyers tax credit that had been set to expire last month. Congress, under heavy pressure from the housing industry, extended and expanded the credit. The November gain is even bigger than October's year-to-year jump of almost 20 percent, the first increase in more than two years.
MLS deals account for nearly all transactions in the Charlotte area.
The big gains come on comparison to an extremely weak market last fall, when the nation's financial system cratered. In Charlotte, that brought the loss of Wachovia's headquarters and mounting worries about job losses. Home sales plummeted in October 2008 and continued to sink through the winter.
Despite the jump, the 2,000 houses, townhouses and condos sold last month in the area represents a sales level below that of 2003.
shopkins@charlotteobserver.com
Posted: Thursday, Dec. 10, 2009
Charlotte-area home prices in November inched up for the first time in two years and home sales jumped again.
The average sales price last month of $195,244 marks a gain of slightly more than 1 percent from November 2008, according to results released this morning by the Charlotte Regional Realtor Association.
That was the first yearly price gain since November 2007 for transactions through the association's Carolina Multiple Listing Services. The past year has seen several months of double-digit price declines.
For the year, the average price is a little ahead of 2004 levels, meaning that people who have been in their homes for several years are probably still sitting on gains.
MLS sales in November rose a hefty 31 percent compared with a year ago as people rushed to take advantage of the first time homebuyers tax credit that had been set to expire last month. Congress, under heavy pressure from the housing industry, extended and expanded the credit. The November gain is even bigger than October's year-to-year jump of almost 20 percent, the first increase in more than two years.
MLS deals account for nearly all transactions in the Charlotte area.
The big gains come on comparison to an extremely weak market last fall, when the nation's financial system cratered. In Charlotte, that brought the loss of Wachovia's headquarters and mounting worries about job losses. Home sales plummeted in October 2008 and continued to sink through the winter.
Despite the jump, the 2,000 houses, townhouses and condos sold last month in the area represents a sales level below that of 2003.
Wednesday, December 9, 2009
Drop in unemployment could have little impact on default numbers
The unemployment rate dropped in November, according to the U.S. Labor Department, as companies shed the fewest number of jobs since the recession kicked in two years ago. Government statistics show that last month, the jobless rate edged down to 10.0 percent, falling from the 26-year-high 10.2 percent hit in October.
The growing consensus within the mortgage industry is that unemployment is now the primary driver pushing delinquency numbers higher, so the upbeat November labor report is likely a hopeful sign that the pace of loan deterioration could subside sooner rather than later.
But analysts at Amherst Securities Group say their research tells a different story. The firm is a holding company for financial firms working with institutional investors of mortgage-related assets, and a study from its head of residential debt, Laurie Goodman, says borrowers who have been hit hard by falling home prices and owe more than their home is worth are more likely to fall behind on their mortgage payments than homeowners who lose their job.
According to Goodman, borrowers who are underwater with combined loan-to-value (LTV) ratios greater than 120 percent pose a higher delinquency risk. This "combined" LTV includes first mortgages on the home, as well as secondary home equity lines of credit taken out before the bust by a large number of homeowners who thought property values could only go up. Some estimates put second lien debt at over a trillion dollars.
According to Goodman, the default trigger is critical because policy will be shaped around the answer: is the rise in delinquencies stemming from negative equity or unemployment? Goodman points to the plain and simple correlation of default and unemployment increases - mortgages defaults began to tick upward when home prices started plummeting, she says, long before the job market began to decline.
In a much more complex analysis, Goodman compared default rates with unemployment and negative equity in various loan categories. She found that unemployment only became a factor when the homeowner's outstanding mortgage was 20 percent more than the home's value, an LTV ratio of 120 percent or more. For those homeowners who had positive equity in their home but lost their job, they still found a way to keep their payments current.
The findings of Goodman's team could soon be put to the test - while home prices in some markets have begun to inch upward, most market analysts say there's still farther to go before prices hit bottom. The Amherst report demonstrates that improvement in the housing market may not be as tightly linked to unemployment as some might think, and others say the likely sequence of events for an overall upturn puts housing out in front. According to a contributed report on StockTradersDaily.com, until there is a housing recovery, there will not be an American economic recovery. The story points to the boom that ended in mid-2007 as an example, where one of every six jobs was created in the housing sector.
Source: DSNews.com
The growing consensus within the mortgage industry is that unemployment is now the primary driver pushing delinquency numbers higher, so the upbeat November labor report is likely a hopeful sign that the pace of loan deterioration could subside sooner rather than later.
But analysts at Amherst Securities Group say their research tells a different story. The firm is a holding company for financial firms working with institutional investors of mortgage-related assets, and a study from its head of residential debt, Laurie Goodman, says borrowers who have been hit hard by falling home prices and owe more than their home is worth are more likely to fall behind on their mortgage payments than homeowners who lose their job.
According to Goodman, borrowers who are underwater with combined loan-to-value (LTV) ratios greater than 120 percent pose a higher delinquency risk. This "combined" LTV includes first mortgages on the home, as well as secondary home equity lines of credit taken out before the bust by a large number of homeowners who thought property values could only go up. Some estimates put second lien debt at over a trillion dollars.
According to Goodman, the default trigger is critical because policy will be shaped around the answer: is the rise in delinquencies stemming from negative equity or unemployment? Goodman points to the plain and simple correlation of default and unemployment increases - mortgages defaults began to tick upward when home prices started plummeting, she says, long before the job market began to decline.
In a much more complex analysis, Goodman compared default rates with unemployment and negative equity in various loan categories. She found that unemployment only became a factor when the homeowner's outstanding mortgage was 20 percent more than the home's value, an LTV ratio of 120 percent or more. For those homeowners who had positive equity in their home but lost their job, they still found a way to keep their payments current.
The findings of Goodman's team could soon be put to the test - while home prices in some markets have begun to inch upward, most market analysts say there's still farther to go before prices hit bottom. The Amherst report demonstrates that improvement in the housing market may not be as tightly linked to unemployment as some might think, and others say the likely sequence of events for an overall upturn puts housing out in front. According to a contributed report on StockTradersDaily.com, until there is a housing recovery, there will not be an American economic recovery. The story points to the boom that ended in mid-2007 as an example, where one of every six jobs was created in the housing sector.
Source: DSNews.com
NC not as stressed as most
AP Index nears national high-stress level
The Associated Press' Economic Stress Index remains at 10.1 nationwide in October, compared to 6.9 in October 2008. The index is calculated as a score from 1 to 100 based on foreclosure, bankruptcy, and unemployment. An area is considered stressed when the score exceeds 11. About 37 percent of the nation's 3,141 counties had scores higher than 11 in October.
The five states with the highest overall score in October all experienced severe housing downturns:
1. Nevada, 21.95 index score
2. Michigan, 17.36
3. California, 16.48
4. Florida, 15.4
5. Arizona, 14.37
The least-stressed states were those that have mostly escaped housing issues:
1. North Dakota, 3.89
2. South Dakota, 5.14
3. Nebraska, 5.51
4. Vermont, 6.43
5. Montana, 6.64
The Associated Press' Economic Stress Index remains at 10.1 nationwide in October, compared to 6.9 in October 2008. The index is calculated as a score from 1 to 100 based on foreclosure, bankruptcy, and unemployment. An area is considered stressed when the score exceeds 11. About 37 percent of the nation's 3,141 counties had scores higher than 11 in October.
The five states with the highest overall score in October all experienced severe housing downturns:
1. Nevada, 21.95 index score
2. Michigan, 17.36
3. California, 16.48
4. Florida, 15.4
5. Arizona, 14.37
The least-stressed states were those that have mostly escaped housing issues:
1. North Dakota, 3.89
2. South Dakota, 5.14
3. Nebraska, 5.51
4. Vermont, 6.43
5. Montana, 6.64
New FHA condo rules
New rules from the Federal Housing Administration could make it easier to get FHA-backed home loans for condominiums. The rules, which went into effect yesterday, were written to address current market conditions and the glut of empty condominiums left following the real estate bust.
The biggest changes include reducing the number of units in a new condominium that must be owner-occupied, eliminating a rule that banned loans to condos with "right of first-refusal" language in association bylaws, increasing the number of units that can have FHA financing, and cutting the expensive requirement of having an attorney review condominium documents before a sale.
Some of the rule changes, however, are temporary through December 2010. Others actually tighten FHA guidelines. For example, as of today, condos are eligible only if no more than 15 percent of units are more than 30 days past due on association fees. Also, while other states are now allowed to independently approve FHA mortgages, Florida is still required to have projects submit applications to the U.S. Department of Housing and Urban Development.
The biggest changes include reducing the number of units in a new condominium that must be owner-occupied, eliminating a rule that banned loans to condos with "right of first-refusal" language in association bylaws, increasing the number of units that can have FHA financing, and cutting the expensive requirement of having an attorney review condominium documents before a sale.
Some of the rule changes, however, are temporary through December 2010. Others actually tighten FHA guidelines. For example, as of today, condos are eligible only if no more than 15 percent of units are more than 30 days past due on association fees. Also, while other states are now allowed to independently approve FHA mortgages, Florida is still required to have projects submit applications to the U.S. Department of Housing and Urban Development.
Thursday, December 3, 2009
Nine Consecutive Gains for Pending Home Sales
Pending home sales have risen for nine months in a row, a first for the series of the index since its inception in 2001, according to the NATIONAL ASSOCIATION OF REALTORS®.
The Pending Home Sales Index, a forward-looking indicator based on contracts signed in October, increased 3.7 percent to 114.1 from 110.0 in September, and is 31.8 percent above October 2008 when it was 86.6. The rise from a year ago is the biggest annual increase ever recorded for the index, which is at the highest level since March 2006 when it was 115.2.
Lawrence Yun, NAR chief economist, said home sales are experiencing a pendulum swing. “Keep in mind that housing had been underperforming over most of the past year. Based on the demographics of our growing population, existing-home sales should be in the range of 5.5 million to 6.0 million annually, but we were well below the 5-million mark before the home buyer tax credit stimulus,” he said. “This means the tax credit is helping unleash a pent-up demand from a large pool of financially qualified renters, much more than borrowing sales from the future.”
By Region
* Pending sales in the Northeast surged 19.9 percent to 100.2 in October and is 44.2 percent above a year ago.
* In the Midwest, the index rose 11.6 percent to 109.6 and is 36.6 percent higher than October 2008.
* Sales in the South increased 5.4 percent to an index of 115.4, which is 31.6 percent above a year ago.
* In the West, the index fell 11.2 percent to 127.7 but is 21.9 percent above October 2008.
Not Out of the Woods Yet
Yun cautioned that home sales could dip in the months ahead. “The expanded tax credit has only been available for the past three weeks, but the time between when buyers start looking at homes until they close on a sale can take anywhere from three to five months. Given the lag time, we could see a temporary decline in closed existing-home sales from December until early spring when we get another surge, but the weak job market remains a major concern and could slow the recovery process.
“Still, as inventories continue to decline and balance is gradually restored between buyers and sellers, we should reach self-sustaining housing conditions and firming home prices in most areas around the middle of 2010. That would mean broad wealth stabilization for the vast number of middle-class families,” Yun said.
Source: NAR
The Pending Home Sales Index, a forward-looking indicator based on contracts signed in October, increased 3.7 percent to 114.1 from 110.0 in September, and is 31.8 percent above October 2008 when it was 86.6. The rise from a year ago is the biggest annual increase ever recorded for the index, which is at the highest level since March 2006 when it was 115.2.
Lawrence Yun, NAR chief economist, said home sales are experiencing a pendulum swing. “Keep in mind that housing had been underperforming over most of the past year. Based on the demographics of our growing population, existing-home sales should be in the range of 5.5 million to 6.0 million annually, but we were well below the 5-million mark before the home buyer tax credit stimulus,” he said. “This means the tax credit is helping unleash a pent-up demand from a large pool of financially qualified renters, much more than borrowing sales from the future.”
By Region
* Pending sales in the Northeast surged 19.9 percent to 100.2 in October and is 44.2 percent above a year ago.
* In the Midwest, the index rose 11.6 percent to 109.6 and is 36.6 percent higher than October 2008.
* Sales in the South increased 5.4 percent to an index of 115.4, which is 31.6 percent above a year ago.
* In the West, the index fell 11.2 percent to 127.7 but is 21.9 percent above October 2008.
Not Out of the Woods Yet
Yun cautioned that home sales could dip in the months ahead. “The expanded tax credit has only been available for the past three weeks, but the time between when buyers start looking at homes until they close on a sale can take anywhere from three to five months. Given the lag time, we could see a temporary decline in closed existing-home sales from December until early spring when we get another surge, but the weak job market remains a major concern and could slow the recovery process.
“Still, as inventories continue to decline and balance is gradually restored between buyers and sellers, we should reach self-sustaining housing conditions and firming home prices in most areas around the middle of 2010. That would mean broad wealth stabilization for the vast number of middle-class families,” Yun said.
Source: NAR
Guidelines Aim to Ease Short Sales
By RUTH SIMON
The Obama administration laid out final guidelines on Monday that should make it easier for some financially troubled borrowers to sell their homes.
The guidelines are designed to encourage the use of short sales, transactions in which the borrower with lender approval sells the home for less than what is owed on the loan. The program also makes it easier for borrowers to voluntarily transfer ownership of properties through a "deed in lieu of foreclosure."
Short sales can result in higher prices than foreclosures and can be less damaging to local neighborhoods, in part because homes aren't left vacant and exposed to vandalism. But these transactions are often difficult to complete.
Under the plan, borrowers will receive $1,500 from the government if they sell their homes for less than the amount of their mortgages. Mortgage-servicing companies will also receive $1,000 for each completed short sale. The program is open to borrowers who may be eligible for the government's loan-modification program, but don't end up qualifying, or are delinquent on their modification, or request a short sale or deed-in-lieu transaction.
The short-sale program is the latest addition to the Obama administration's $75 billion foreclosure-prevention plan, which includes incentives for mortgage companies and investors to rework troubled loans. The government first said in May that it would include short sales in the program, but it has taken months to finalize the details.
Under the new guidelines, second-mortgage holders can receive up to $3,000 of the sales proceeds in exchange for releasing their liens. Investors who hold the first mortgages, meanwhile, can collect up to $1,000 from the government for allowing such payments.
Borrowers who complete a short sale under the program must be "fully released" from future liability for the debt, according to the guidelines
The Obama administration laid out final guidelines on Monday that should make it easier for some financially troubled borrowers to sell their homes.
The guidelines are designed to encourage the use of short sales, transactions in which the borrower with lender approval sells the home for less than what is owed on the loan. The program also makes it easier for borrowers to voluntarily transfer ownership of properties through a "deed in lieu of foreclosure."
Short sales can result in higher prices than foreclosures and can be less damaging to local neighborhoods, in part because homes aren't left vacant and exposed to vandalism. But these transactions are often difficult to complete.
Under the plan, borrowers will receive $1,500 from the government if they sell their homes for less than the amount of their mortgages. Mortgage-servicing companies will also receive $1,000 for each completed short sale. The program is open to borrowers who may be eligible for the government's loan-modification program, but don't end up qualifying, or are delinquent on their modification, or request a short sale or deed-in-lieu transaction.
The short-sale program is the latest addition to the Obama administration's $75 billion foreclosure-prevention plan, which includes incentives for mortgage companies and investors to rework troubled loans. The government first said in May that it would include short sales in the program, but it has taken months to finalize the details.
Under the new guidelines, second-mortgage holders can receive up to $3,000 of the sales proceeds in exchange for releasing their liens. Investors who hold the first mortgages, meanwhile, can collect up to $1,000 from the government for allowing such payments.
Borrowers who complete a short sale under the program must be "fully released" from future liability for the debt, according to the guidelines
Option ARMs: Housing recovery killer?
"It sounded good at the time."
These exotic mortgages allowed home buyers to come to closing with little cash and choose, monthly, how much to pay: interest and principal, interest only, or a minimum amount less than the interest due.
Of course, the last option is the one 93% of option-ARM buyers selected, according to a new report released this week by Standard & Poors.
But eventually, everyone has to pay the piper.
Nearly all of the 350,000 option-ARM borrowers owe more than when they first bought their homes thanks to the unpaid interest accumulating. And many loans written during the first big wave, which started in 2004, are getting ready for their five-year reset, when they become standard amortizing loans. Additionally, some newer loans will reset early if the accumulated interest has pushed the loan-to-value ratio above 110% to 125%.
That means borrowers are about to start paying very hefty prices for their homes. In one scenario outlined in the S&P report, the payment on a $400,000 mortgage jumps from $1,287 to $2,593.
25% default rate
But that doesn't just spell bad news for borrowers. Some industry pessimists say the looming default problem could have the power to derail the nascent housing market recovery. "The crux of the matter is that as soon as these mortgages recast, the history is that they will default," said Brian Grow, one of the S&P report's coauthors.
And the newer the loans, the worse they will perform, the report said. The last year that any option-ARMs were issued was 2007. In the first 20 months after issuance, this vintage of option-ARMs had an average default rate of just over 22%.
That includes all option-ARMs issued in 2007. But if you calculate default rates for only 2007 option-ARM borrowers who are now underwater, the default rate jumps to 25% after just 20 months, according to S&P.
So, while there may not be an awful lot of these loans out there, their high default rates will have an out-sized influence on housing markets, adding to already bloated foreclosure inventories and driving prices down further.
Bubble markets
And the markets where they'll produce the most foreclosures are still among the most vulnerable in the nation.
Option ARMs were most popular in bubble markets -- California, Nevada, Florida and Arizona -- where double digit home annual price increases put the cost of buying a home out of reach.
In fact, 60% of these loans went to residents of California and other Western states, places where prices have fallen the most, according to report coauthor Diane Westerback. "The geography is negative for these products," she said.
Many borrowers in these places could only afford a home if they chose the option ARM. Many counted on continued hot market conditions to add value to their homes. The extra equity could then be tapped to pay their bills.
We all know how that worked out.
Home prices in many of the markets where option ARMs are most concentrated have fallen 30%, 40% or more. When the loans recast, most borrowers will find themselves severely underwater.
"Because borrowers of [options ARMs] are in a much worse position," said Westerback. "You'll see defaults rising very rapidly."
And most option ARM borrowers will not be good candidates for refinancing or mortgage modifications because their loan-to-value ratios will be far too high. Under the administration's Making Home Affordable program, for example, mortgages with balances that exceed 125% of the home's value are not eligible for help.
Not so white lies
There is another little problem that many option-ARM borrowers seeking refinancing would face: "Upwards of 80% of were stated-income loans," said Westerback.
These are the so-called "liar loans" in which lenders did not verify that borrowers earned as much money as they said they did. Lenders may not be able to modify mortgages because many of the borrowers' income could not stand up to the scrutiny. Borrowers may also not want to go through underwriting again because they could be held legally liable for deliberate inaccuracies on their original applications.
Add to those conditions the still fragile economy and high unemployment rates, and you have a recipe for disaster. To top of page
These exotic mortgages allowed home buyers to come to closing with little cash and choose, monthly, how much to pay: interest and principal, interest only, or a minimum amount less than the interest due.
Of course, the last option is the one 93% of option-ARM buyers selected, according to a new report released this week by Standard & Poors.
But eventually, everyone has to pay the piper.
Nearly all of the 350,000 option-ARM borrowers owe more than when they first bought their homes thanks to the unpaid interest accumulating. And many loans written during the first big wave, which started in 2004, are getting ready for their five-year reset, when they become standard amortizing loans. Additionally, some newer loans will reset early if the accumulated interest has pushed the loan-to-value ratio above 110% to 125%.
That means borrowers are about to start paying very hefty prices for their homes. In one scenario outlined in the S&P report, the payment on a $400,000 mortgage jumps from $1,287 to $2,593.
25% default rate
But that doesn't just spell bad news for borrowers. Some industry pessimists say the looming default problem could have the power to derail the nascent housing market recovery. "The crux of the matter is that as soon as these mortgages recast, the history is that they will default," said Brian Grow, one of the S&P report's coauthors.
And the newer the loans, the worse they will perform, the report said. The last year that any option-ARMs were issued was 2007. In the first 20 months after issuance, this vintage of option-ARMs had an average default rate of just over 22%.
That includes all option-ARMs issued in 2007. But if you calculate default rates for only 2007 option-ARM borrowers who are now underwater, the default rate jumps to 25% after just 20 months, according to S&P.
So, while there may not be an awful lot of these loans out there, their high default rates will have an out-sized influence on housing markets, adding to already bloated foreclosure inventories and driving prices down further.
Bubble markets
And the markets where they'll produce the most foreclosures are still among the most vulnerable in the nation.
Option ARMs were most popular in bubble markets -- California, Nevada, Florida and Arizona -- where double digit home annual price increases put the cost of buying a home out of reach.
In fact, 60% of these loans went to residents of California and other Western states, places where prices have fallen the most, according to report coauthor Diane Westerback. "The geography is negative for these products," she said.
Many borrowers in these places could only afford a home if they chose the option ARM. Many counted on continued hot market conditions to add value to their homes. The extra equity could then be tapped to pay their bills.
We all know how that worked out.
Home prices in many of the markets where option ARMs are most concentrated have fallen 30%, 40% or more. When the loans recast, most borrowers will find themselves severely underwater.
"Because borrowers of [options ARMs] are in a much worse position," said Westerback. "You'll see defaults rising very rapidly."
And most option ARM borrowers will not be good candidates for refinancing or mortgage modifications because their loan-to-value ratios will be far too high. Under the administration's Making Home Affordable program, for example, mortgages with balances that exceed 125% of the home's value are not eligible for help.
Not so white lies
There is another little problem that many option-ARM borrowers seeking refinancing would face: "Upwards of 80% of were stated-income loans," said Westerback.
These are the so-called "liar loans" in which lenders did not verify that borrowers earned as much money as they said they did. Lenders may not be able to modify mortgages because many of the borrowers' income could not stand up to the scrutiny. Borrowers may also not want to go through underwriting again because they could be held legally liable for deliberate inaccuracies on their original applications.
Add to those conditions the still fragile economy and high unemployment rates, and you have a recipe for disaster. To top of page
Wednesday, November 11, 2009
Charlotte-area home sales take off
By Stella M. Hopkins
Fueled in part by a hefty tax credit, Charlotte-area home sales jumped nearly 20 percent last month, the first gain in more than two years.
There were 2,210 houses, townhouses and condos sold last month through the Carolina Multiple Listing Services. That compares with 1,848 in October 2008, when the economy took a nosedive.
The hefty increase marks the first time since February 2007 that sales rose on an annual basis. That's the most robust signal yet of the industry's recovery but still leaves sales below the 2003 level.
The first time homebuyer's tax credit, just extended and expanded to existing homeowners, is likely to continue propelling sales.
As evidence of the Charlotte market's staying power, MLS pending sales were up one-third compared with a year ago, according to data recently released by the Charlotte Regional Realtor Association. That's the second month in a row of increases. Those sales represent signed contracts that haven't yet closed and are an important barometer.
Sales prices continued a downward trend, falling 9.5 percent from a year ago, to an average of $196,204. Foreclosures and other distressed sales are weighing on prices.
MLS transactions account for the bulk of area sales.
Fueled in part by a hefty tax credit, Charlotte-area home sales jumped nearly 20 percent last month, the first gain in more than two years.
There were 2,210 houses, townhouses and condos sold last month through the Carolina Multiple Listing Services. That compares with 1,848 in October 2008, when the economy took a nosedive.
The hefty increase marks the first time since February 2007 that sales rose on an annual basis. That's the most robust signal yet of the industry's recovery but still leaves sales below the 2003 level.
The first time homebuyer's tax credit, just extended and expanded to existing homeowners, is likely to continue propelling sales.
As evidence of the Charlotte market's staying power, MLS pending sales were up one-third compared with a year ago, according to data recently released by the Charlotte Regional Realtor Association. That's the second month in a row of increases. Those sales represent signed contracts that haven't yet closed and are an important barometer.
Sales prices continued a downward trend, falling 9.5 percent from a year ago, to an average of $196,204. Foreclosures and other distressed sales are weighing on prices.
MLS transactions account for the bulk of area sales.
Tuesday, November 10, 2009
Fewer Underwater Mortgages
Fewer people are underwater on their mortgage--further evidence that the real estate free-fall may be slowing. Just 21% of all single-family homeowners owe more on their mortgage balances than their homes are worth, according to a third quarter residential real estate report from Zillow.com. That is down from 23% at the end of the second quarter. That's good news because it should help reduce the number of homeowners losing their homes to foreclosure. Being underwater is one of the two factors that lead to foreclosure, the other being, of course, not having enough income to make the monthly payments. But there's a second, less-positive factor that contributed to the reduction in underwater borrowers: foreclosures. So many people have already lost their homes that the ranks of those underwater are slowly dwindling.
Source: Zillow.com, CNNMoney.com
Source: Zillow.com, CNNMoney.com
Nat'l Assoc. of REALTORS to launch new UNIVERSAL MLS!
The National Association of Realtors® has acquired technology to create a database of all properties in the United States so Realtors® can better assist consumers in a high-tech, fast-paced business world. The technology acquisition includes licensed data and secured data aggregation services from LPS Real Estate Group, a wholly owned subsidiary of Lender Processing Services Inc. NAR will use the assets to develop the Realtors® Property Resource™, a parcel-centric information database covering all of the more than 147 million property parcels in the country as a resource for NAR members. NAR is planning to launch RPR™ in the second quarter 2010.
NAR CEO Dale Stinton said, "These acquisitions will allow Realtor® interests to control the program and the content. Realtors® need to respond quickly to today's tech-savvy consumers, and the RPR provides a means for multiple listing services (MLS), commercial information exchanges (CIEs) and real estate brokerage business models to support the Realtor® community, rather than requiring Realtors® to purchase data aggregated by third parties." RPR(TM) is not a national MLS, and will carry no offers of cooperation and compensation, Stinton added. "It is a private, NAR members-only benefit. The assets acquired by NAR will be directed through a wholly owned subsidiary corporation, Realtors Property Resource, LLC," Stinton said.
NAR CEO Dale Stinton said, "These acquisitions will allow Realtor® interests to control the program and the content. Realtors® need to respond quickly to today's tech-savvy consumers, and the RPR provides a means for multiple listing services (MLS), commercial information exchanges (CIEs) and real estate brokerage business models to support the Realtor® community, rather than requiring Realtors® to purchase data aggregated by third parties." RPR(TM) is not a national MLS, and will carry no offers of cooperation and compensation, Stinton added. "It is a private, NAR members-only benefit. The assets acquired by NAR will be directed through a wholly owned subsidiary corporation, Realtors Property Resource, LLC," Stinton said.
Monday, November 9, 2009
Fannie Mae announces deed for lease program
Fannie Mae is implementing the Deed for Lease Program under which qualifying homeowners facing foreclosure will be able to remain in their homes by signing a lease in connection with the voluntary transfer of the property deed back to the lender.
The new program is designed for borrowers who do not qualify for or have not been able to sustain other loan-workout solutions, such as a modification. Under Deed for Lease, borrowers transfer their property to the lender by completing a deed in lieu of foreclosure, and then lease back the house at a market rate.
To participate in the program, borrowers must live in the home as their primary residence and must be released from any subordinate liens on the property. Tenants of borrowers in this circumstance may also be eligible for leases under the program. Borrowers or tenants interested in a lease must be able to document that the new market rental rate is no more than 31% of their gross income.
Leases under the new program may be up to 12 months, with the possibility of term renewal or month-to-month extensions after that period. A Deed for Lease property that is subsequently sold includes an assignment of the lease to the buyer. For additional information about the Deed for Lease Program, including full details on program eligibility, please review the Guide Announcement by clicking here.
The new program is designed for borrowers who do not qualify for or have not been able to sustain other loan-workout solutions, such as a modification. Under Deed for Lease, borrowers transfer their property to the lender by completing a deed in lieu of foreclosure, and then lease back the house at a market rate.
To participate in the program, borrowers must live in the home as their primary residence and must be released from any subordinate liens on the property. Tenants of borrowers in this circumstance may also be eligible for leases under the program. Borrowers or tenants interested in a lease must be able to document that the new market rental rate is no more than 31% of their gross income.
Leases under the new program may be up to 12 months, with the possibility of term renewal or month-to-month extensions after that period. A Deed for Lease property that is subsequently sold includes an assignment of the lease to the buyer. For additional information about the Deed for Lease Program, including full details on program eligibility, please review the Guide Announcement by clicking here.
Tax Credit Extended and Expanded!
Senate and House approve homebuyer tax credit extension
The Senate voted unanimously Wednesday night and the House of Representatives on Thursday to extend the $8,000 tax credit for homebuyers beyond its scheduled November 30, 2009, expiration date. The bill will be sent to the White House for his signature possibly as early as tomorrow. The credit would be available until April 30, 2010. Under the new legislation the credit will also now apply to repeat homebuyers.
Under a compromise reached late last week, the tax credit for veteran homeowners will apply only to those who have lived in their current residence for at least five years. The credit for these buyers will be capped at $6,500 while first time buyers will continue to receive $8,000.
Income levels will be extended from the current limits of $75,000 for a single purchaser and $150,000 for couples to $125,000 and $225,000 respectively. Above those limits there are diminishing credits available.
The Senate voted unanimously Wednesday night and the House of Representatives on Thursday to extend the $8,000 tax credit for homebuyers beyond its scheduled November 30, 2009, expiration date. The bill will be sent to the White House for his signature possibly as early as tomorrow. The credit would be available until April 30, 2010. Under the new legislation the credit will also now apply to repeat homebuyers.
Under a compromise reached late last week, the tax credit for veteran homeowners will apply only to those who have lived in their current residence for at least five years. The credit for these buyers will be capped at $6,500 while first time buyers will continue to receive $8,000.
Income levels will be extended from the current limits of $75,000 for a single purchaser and $150,000 for couples to $125,000 and $225,000 respectively. Above those limits there are diminishing credits available.
Saturday, November 7, 2009
Thursday, June 11, 2009
Crescent Resources Files Bankruptcy Petitions
By Bruce Henderson
bhenderson@charlotteobserver.com
Posted: Wednesday, Jun. 10, 2009
Charlotte-based Crescent Resources, one of the leading real estate developers in the Southeast, said today it has filed Chapter 11 bankruptcy petitions.
The company said it will continue to operate as it tries to reduce debt and improve its capital structure. Crescent has raised $110 million in financing from its existing lenders to continue operations as it reorganizes.
Chief executive Art Fields has retired and will work with the company as an advisor, Crescent said. Andrew Hede, Crescent's chief restructuring officer, will also serve as CEO.
The Observer reported Crescent's struggles with $1.4 billion in debt, and the possibility of bankruptcy, in May. The company expanded into 10 states in the Southeast and Southwest, including booming states that were later hard hit by the real-estate bubble.
“Despite the unprecedented challenges facing the real estate industry, we believe Crescent's underlying business model is solid, and our assets remain very attractive,” Hede said in a statement.
Crescent is a joint venture of Duke Energy and Morgan Stanley Real Estate Funds.
bhenderson@charlotteobserver.com
Posted: Wednesday, Jun. 10, 2009
Charlotte-based Crescent Resources, one of the leading real estate developers in the Southeast, said today it has filed Chapter 11 bankruptcy petitions.
The company said it will continue to operate as it tries to reduce debt and improve its capital structure. Crescent has raised $110 million in financing from its existing lenders to continue operations as it reorganizes.
Chief executive Art Fields has retired and will work with the company as an advisor, Crescent said. Andrew Hede, Crescent's chief restructuring officer, will also serve as CEO.
The Observer reported Crescent's struggles with $1.4 billion in debt, and the possibility of bankruptcy, in May. The company expanded into 10 states in the Southeast and Southwest, including booming states that were later hard hit by the real-estate bubble.
“Despite the unprecedented challenges facing the real estate industry, we believe Crescent's underlying business model is solid, and our assets remain very attractive,” Hede said in a statement.
Crescent is a joint venture of Duke Energy and Morgan Stanley Real Estate Funds.
The Two Latest Signs Housing Is Recovering
Here’s more evidence that the housing market is recovering.
Two major home builders, Toll Brothers Inc. and Hovnanian Enterprises Inc., say their losses were shrinking compared to last year because buyers are coming back to the market.
Other encouraging news came from IHS Global Insight, a research firm, which said home prices fell on average at an annual rate of 2.2 percent in the first quarter in 199 of 330 metropolitan areas. That compares with a 12.5 percent decline in the fourth quarter of 2008 in 312 metropolitan areas.
"While it's too early to see a bottom of this housing downturn," the report said, the latest data "may signal that the market is beginning to stabilize."
Source: The Wall Street Journal, James R. Hagerty and John Spence (06/04/2009)
Two major home builders, Toll Brothers Inc. and Hovnanian Enterprises Inc., say their losses were shrinking compared to last year because buyers are coming back to the market.
Other encouraging news came from IHS Global Insight, a research firm, which said home prices fell on average at an annual rate of 2.2 percent in the first quarter in 199 of 330 metropolitan areas. That compares with a 12.5 percent decline in the fourth quarter of 2008 in 312 metropolitan areas.
"While it's too early to see a bottom of this housing downturn," the report said, the latest data "may signal that the market is beginning to stabilize."
Source: The Wall Street Journal, James R. Hagerty and John Spence (06/04/2009)
Monday, June 1, 2009
Two Real Estate Agents Sue Over CSI Episode
Melinda and Scott Tamkin, two associates with Keller Williams Realty in Beverly Hills, Calif., are suing a writer for the CBS show “CSI” because they allege they were portrayed unkindly in a show because of a real estate deal that didn’t work out right.
The "CSI: Crime Scene Investigation" episode featured a real estate practitioner named Melinda who dies. Her husband Scott, a mortgage broker, is suspected of killing her.
The Tamkins believe they were portrayed in the episode and sued writer and producer Sarah Goldfinger for defamation and invasion of privacy. They are seeking $6 million in damages, alleging that the show kept potential customers away.
The Tamkins represented the owners of a home that Goldfinger wanted to buy in 2005, according to the lawsuit. Goldfinger pulled out when the sale was in escrow.
Source: The Associated Press (05/23/2009)
The "CSI: Crime Scene Investigation" episode featured a real estate practitioner named Melinda who dies. Her husband Scott, a mortgage broker, is suspected of killing her.
The Tamkins believe they were portrayed in the episode and sued writer and producer Sarah Goldfinger for defamation and invasion of privacy. They are seeking $6 million in damages, alleging that the show kept potential customers away.
The Tamkins represented the owners of a home that Goldfinger wanted to buy in 2005, according to the lawsuit. Goldfinger pulled out when the sale was in escrow.
Source: The Associated Press (05/23/2009)
Forecasters say recession nearing end
More than 90 percent of economists think the recession is nearing its end, but they don't expect the economy to soar anytime soon. Nearly 75 percent of economists, surveyed by the National Association for Business Economics, say that the recession will end in the third quarter. Another 19 percent think the turnaround will come in the fourth quarter. The rest are betting on the first quarter of 2010.
Americans seem to believe that things are getting better too. The Conference Board's Consumer Confidence Index rose 14.1 points in May to 54.9, the second month in a row in which there has been an increase. Forecasters say that home sales will bottom out in the second quarter, an important stabilizing factor.
Source: The Associated Press, Jeannine Aversa (05/27/2009)
Americans seem to believe that things are getting better too. The Conference Board's Consumer Confidence Index rose 14.1 points in May to 54.9, the second month in a row in which there has been an increase. Forecasters say that home sales will bottom out in the second quarter, an important stabilizing factor.
Source: The Associated Press, Jeannine Aversa (05/27/2009)
NAR: Existing-home sales jump
Existing-home sales rose in April with strong buyer activity in lower price ranges, according to the National Association of Realtors. Existing-home sales increased 2.9 percent to a seasonally adjusted annual rate of 4.68 million units in April from a downwardly revised pace of 4.55 million units in March. Yet, home sales were 3.5 percent below the 4.85 million-unit level in April 2008, according to NAR.
REAL Trends Comment: Sales were up from March (which is a seasonal event) but down from last April (a cyclical event). As we reported in the REAL Trends April Housing Market Report, sales did not improve from March in our study. Further the seasonal adjustment in the NAR report was smaller (2.9%) than the normal monthly adjustment which is usually in the range of 10.5% to 12.4% - that is April sales are usually 10.5% to 12.4% higher than they are in March. We would enjoy more than anyone the news that the market is improving but the data just doesn't show it - yet.
An NAR practitioner survey in April showed first-time buyers declined to 40 percent of transactions, implying more repeat buyers are entering the traditional spring home-buying season. It also showed the number of buyers looking at homes has increased 14 percentage points from a year ago.
National median existing-home price: for all housing types, was $170,200 in April, which is 15.4 percent below 2008. Distressed properties, which accounted for 45 percent of all sales in April, continue to downwardly distort the median price because they generally sell at a discount relative to traditional homes.
Total housing inventory: at the end of April, rose 8.8 percent to 3.97 million existing homes available for sale, which represents a 10.2-month supply at the current sales pace, compared with a 9.6-month supply in March. "The gain in inventory is largely seasonal from sellers entering the spring market," Yun says. "Even with the rise, inventory over the past few months has remained consistently lower in comparison with a year earlier."
Source: NAR
REAL Trends Comment: Sales were up from March (which is a seasonal event) but down from last April (a cyclical event). As we reported in the REAL Trends April Housing Market Report, sales did not improve from March in our study. Further the seasonal adjustment in the NAR report was smaller (2.9%) than the normal monthly adjustment which is usually in the range of 10.5% to 12.4% - that is April sales are usually 10.5% to 12.4% higher than they are in March. We would enjoy more than anyone the news that the market is improving but the data just doesn't show it - yet.
An NAR practitioner survey in April showed first-time buyers declined to 40 percent of transactions, implying more repeat buyers are entering the traditional spring home-buying season. It also showed the number of buyers looking at homes has increased 14 percentage points from a year ago.
National median existing-home price: for all housing types, was $170,200 in April, which is 15.4 percent below 2008. Distressed properties, which accounted for 45 percent of all sales in April, continue to downwardly distort the median price because they generally sell at a discount relative to traditional homes.
Total housing inventory: at the end of April, rose 8.8 percent to 3.97 million existing homes available for sale, which represents a 10.2-month supply at the current sales pace, compared with a 9.6-month supply in March. "The gain in inventory is largely seasonal from sellers entering the spring market," Yun says. "Even with the rise, inventory over the past few months has remained consistently lower in comparison with a year earlier."
Source: NAR
Tuesday, May 26, 2009
Local home prices rise, best among 20 markets
Charlotte Oberver Staff Report
Charlotte-area home prices showed a slight monthly gain in March, the first uptick since last summer, according to a widely watched index released today.
Sales prices rose .3 percent compared with February results from the S&P/Case-Shiller Home Price Index. That was the best monthly performance among the 20 urban markets measured by the index and another milestone that could signal the region's housing market has reached a bottom.
Charlotte-area sales prices remain down compared with March 2008, marking a full year of declining prices. But at 9.3 percent, the yearly decline also showed a tiny improvement over February's reading.
Comparisons to a year earlier are important because they compare similar periods and reduce the impact of seasonal effects, such as the typical rebound of home sales during the spring.
Still, monthly results can signal a trend. The Charlotte market started a string of monthly declines in July and peaked at a loss of 2.6 percent in December's index. The index is especially meaningful because it measures repeat sales of existing houses.
Nationwide, the index recorded a 19.1 percent decline for the first quarter, compared with the first three months of 2008. That was the sharpest drop in its 21-year history.
However, March was the second consecutive month since October 2007 in which the index for the 20 markets did not post a record annual decline.
With its 9.3 percent yearly decline, the Charlotte area remained in fifth place in March, behind smaller annual declines in Denver, Dallas, Boston and Cleveland. Those are the only five regions in which annual declines are under 10 percent.
Denver posted a .1 percent monthly increase and Dallas home prices remained flat in March.
Phoenix remains the hardest market in the index, with a decline of 36 percent compared with March 2008.
Monday, May 18, 2009
HUD rescinds $8000 tax credit down payment
Earlier this week, HUD Secretary Shaun Donovan mentioned that the first-time homebuyer tax credit could be used as a down payment, but that may no longer be the case.
The mortgagee letter with the program details has since been removed from the HUD website; a call to the FHA confirmed this had occurred.
The employee I spoke with said the program is essentially pulled as of now, but nothing official has been released regarding the fate of the so-called tax credit advance.
So as it stands now, it appears as if the tax credit cannot be used for a down payment. It’s unclear why the FHA withdrew (or at least stalled) the program, though it could have something to do with perceived risk involved.
Allowing first-time homebuyers to purchase a property with nothing down is certainly high-risk, and the practice of using tax credits for down payments is fairly similar to the seller paid down payment assistance loans that nearly sunk the FHA.
Last summer, FHA Commissioner Brian D. Montgomery said the agency realized $4.6 billion in “unanticipated long-term losses,” largely due to an increased number of seller-funded loans in its portfolio.
The loans, which accounted for 14 percent of all FHA loans outstanding and 31 percent of all FHA foreclosures, are no longer available.
If they hadn’t been banned, the FHA would have needed appropriations of $2.5 billion to operate.
While I’m sure the program could help some borrowers in need, it could also lead to abuses, which may outweigh the positives.Kannapolis - NC Research Facility Update
Rowan-Cabarrus Community College recently signed a lease agreement with Castle & Cooke for a $26 million classroom and laboratory building on the NC Research Campus. This extension onto the campus is key to the college's efforts to grow its biotechnology programs in order to prepare our local workforce for the many new life sciences jobs being created there.
As RCCC makes strides to break ground on their new building, groundbreaking research forges ahead at the NCRC. A landmark $1 million donation from Charlotte businessman Herman Stone has launched On the Shoulders of Giants: Carolina's Campaign to Cure MS, an effort to raise $5.2 million to fund multiple sclerosis research at the Campus. Elsewhere in the City, Harmony Labs is investing $3.5 million to expand their facilities and create new jobs.
Wednesday, May 6, 2009
Beazer to pay $30.5 million in suit
Shareholders had sued the homebuilder, saying they were misled about business practices.
Beazer Homes USA Inc. agreed to pay $30.5 million to settle a class-action lawsuit over allegations it misled shareholders about problems with its mortgage-lending practices that led to a federal investigation.
Under terms of the settlement, the company denies any wrongdoing, Beazer said Tuesday in a statement. The settlement is subject to final approval by U.S. District Judge Clarence Cooper in Atlanta.
Shareholders sued in March 2007 and accused company directors of failing to prevent improper business practices including illegal mortgage lending. Beazer's illegal mortgage lending practices allowed the Atlanta-based company to sell more homes and conceal its declining business, shareholders said in the complaint. The lawsuit followed an Observer series that found the company arranged loans some buyers couldn't afford and violated federal lending laws.
Beazer, once a major Charlotte-area homebuilder, said insurance would cover the settlement payout. The settlement covers shareholders who purchased stock from Jan. 27, 2005, to May 12, 2008, according to court filings.
In September, Beazer settled with the U.S. Securities and Exchange Commission over claims it fraudulently misstated its earnings. The agreement didn't require the company, which denied wrongdoing, to pay any financial penalties.
Beazer rose 51 cents, or 16.7 percent, to $3.57 in New York Stock Exchange trading. The stock has climbed 126 percent this year after falling 79 percent in 2008.
Thursday, April 30, 2009
Population Growing Fastest in Raleigh, North Carolina
North Carolina is attracting new residents faster than any other area in the United States according to a recent Census Bureau study. The Raleigh-Cary, North Carolina metro's population rose 4.3 percent between July 1, 2007 and July 1, 2008, gaining almost 45,000 people. Austin-Round Rock, Texas was the second fastest-growing metro, adding 60,000 to the area for a 3.8 percent increase.
In terms of actual numbers, the Dallas-Fort Worth metro area gained the most, adding more than 146,000 persons to its population. Three other metro areas also became home to more than 100,000 from 2007 to 2008, including Houston (130,000), Phoenix (116,000) and Atlanta (115,000).
Metropolitan areas in the South in general are also among the fastest growing immigrant destinations. Phoenix and Atlanta both have well over a half million immigrants, and Las Vegas and Orlando each have more than one-quarter million foreign-born residents.
Source: Census Bureau
In terms of actual numbers, the Dallas-Fort Worth metro area gained the most, adding more than 146,000 persons to its population. Three other metro areas also became home to more than 100,000 from 2007 to 2008, including Houston (130,000), Phoenix (116,000) and Atlanta (115,000).
Metropolitan areas in the South in general are also among the fastest growing immigrant destinations. Phoenix and Atlanta both have well over a half million immigrants, and Las Vegas and Orlando each have more than one-quarter million foreign-born residents.
Source: Census Bureau
Many markets undervalued
Good news for many markets, according to a new report by IHS Global Insight titled 'House Prices in America', for the nation, as a whole, the market is slightly undervalued and prices have fallen 9.9 percent from their peak in 2007.
For the fourth quarter, the rate of decline was the greatest in the current housing cycle, the study said. Statewide average home price declines for 2008 exceeded 20 percent in the four so-called 'sand' states Arizona, California, Florida and Nevada.
For the fourth quarter, the rate of decline was the greatest in the current housing cycle, the study said. Statewide average home price declines for 2008 exceeded 20 percent in the four so-called 'sand' states Arizona, California, Florida and Nevada.
Open Houses Are Still Worth It, Practitioners Say
Despite a changing market, many real estate professionals say open houses are still a good way to showcase a home.
Open houses work just as well as they did a few years ago when the market was very competitive, says Trudy Severa, an associate with Long & Foster in Reston, Va.
"Anything you can do helps," says Severa. "It's a numbers game, and there is no way to know the residual effects [that an open house can have]."
Some practitioners have had success joining forces with others to produce a group tour. For instance, seven different practitioners recently held a neighborhood open house in Washington, D.C., where participants could view eight listings ranging in price from $500,000 to more than $1 million.
An open house can be an opportunity to talk to potential buyers who are interested but who might be unsure about the uncertain market, says Mario Rubio, a practitioner with Rubio Real Estate in Annandale,Va. He suggests having a loan officer/mortgage banker on hand at the event to answer questions.
Source: The Washington Times, Cary Lee Dailey (04/10/2009)
Open houses work just as well as they did a few years ago when the market was very competitive, says Trudy Severa, an associate with Long & Foster in Reston, Va.
"Anything you can do helps," says Severa. "It's a numbers game, and there is no way to know the residual effects [that an open house can have]."
Some practitioners have had success joining forces with others to produce a group tour. For instance, seven different practitioners recently held a neighborhood open house in Washington, D.C., where participants could view eight listings ranging in price from $500,000 to more than $1 million.
An open house can be an opportunity to talk to potential buyers who are interested but who might be unsure about the uncertain market, says Mario Rubio, a practitioner with Rubio Real Estate in Annandale,Va. He suggests having a loan officer/mortgage banker on hand at the event to answer questions.
Source: The Washington Times, Cary Lee Dailey (04/10/2009)
Fed sees signs recession may be easing
WASHINGTON The Federal Reserve said Wednesday it see signs the recession is easing and that the economic outlook has "improved modestly" since last month.
Against that backdrop, Fed Chairman Ben Bernanke and his colleagues left a key interest rate at a record low of between zero and 0.25 percent, and decided against taking any new steps to shore up the economy.
Aggressive action already taken - including a $1.2 trillion effort last month - should gradually help bolster economic activity, the Fed said. It did, however, leave the door open to future action if needed.
Fed policymakers offered a less dour assessment of the economy than the one provided at its previous meeting in mid-March.
"The economy has continued to contract, though the pace of contraction appears to be somewhat slower," the Fed said. The worst of the recession - in terms of lost economic activity - could be past.
The economic outlook has "improved modestly" since the March meeting, partly reflecting some easing of strains in financial markets, the Fed said. Even so, "economic activity is likely to remain weak for a time," the Fed added.
And, while consumer spending has shown "signs of stabilizing," it is still being constrained by rising unemployment, falling home values and hard-to-get credit, the Fed said.
Meanwhile, weak sales and credit difficulties have forced businesses to cut spending and lay off workers, the Fed said.
To nurture economic activity, the Fed pledged anew to keep its key bank lending rate at a record low "for an extended period." Economists predict the Fed will keep the rate there well into next year.
Looking ahead, the Fed didn't rule out expanding existing programs or creating new ones to bolster the economy.
At its March meeting, the Fed launched a $1.2 trillion effort to lower interest rates and get Americans to boost spending, which would help spur economic activity.
Specifically, the Fed in March said it would start buying government debt - $300 billion over the next six months - and would buy an additional $850 billion worth of mortgage-backed securities and debt from mortgage giants Fannie Mae and Freddie Mac.
The Fed on Wednesday said it will continue to evaluate "the timing and overall amounts" of its government securities purchases in light of evolving economic and financial conditions.
Cramdown Bill Faces Senate Opposition
The bill that would let judges modify the mortgages of home owners in bankruptcy, known as cramdown, is facing still more troubles as it moves to the U.S. Senate.
"I hope we can muster the courage and find the votes, although I know it will be hard," says Senate Majority Whip Richard J. Durbin, an Illinois Democrat. "It's hard to imagine that today the mortgage bankers would have clout in this chamber, but they do."
The bill Senators are being asked to vote on a measure that would require home owners be at least two months delinquent and have an outstanding balance of less than $729,750 to qualify. If a bankruptcy judge lowers the amount they owe, borrowers would have to split any ultimate profit with the lender if they sell while in bankruptcy proceedings.
Scott E. Talbott, senior vice president of government affairs for the Financial Services Roundtable, predicted that passage is unlikely. "The uphill battle that the bill has faced for years has continued. It will be very difficult to garner the votes," he says.
Source: Washington Post, Renae Merle (04/28/2009)
"I hope we can muster the courage and find the votes, although I know it will be hard," says Senate Majority Whip Richard J. Durbin, an Illinois Democrat. "It's hard to imagine that today the mortgage bankers would have clout in this chamber, but they do."
The bill Senators are being asked to vote on a measure that would require home owners be at least two months delinquent and have an outstanding balance of less than $729,750 to qualify. If a bankruptcy judge lowers the amount they owe, borrowers would have to split any ultimate profit with the lender if they sell while in bankruptcy proceedings.
Scott E. Talbott, senior vice president of government affairs for the Financial Services Roundtable, predicted that passage is unlikely. "The uphill battle that the bill has faced for years has continued. It will be very difficult to garner the votes," he says.
Source: Washington Post, Renae Merle (04/28/2009)
North Carolina has the least expensive closing costs!
New York, Texas, Florida. For the second straight year, those are the most expensive states in which to get a mortgage. Nationwide, the average origination and title fees on a $200,000 mortgage this year totaled $3,118, according to Bankrate's annual survey of closing costs. The fees in the survey don't include taxes, insurance or prepaid items such as prorated interest or homeowner association dues.
Fees in New York City were highest, averaging $4,016 in Bankrate's survey. Houston came in second, with fees that averaged $3,975. After that came Buffalo, N.Y., with fees averaging $3,845, and then Miami, at $3,683. North Carolina had the least expensive closing costs in the survey, at an average of $2,650. The previous year, Indiana took the last spot.
The annual survey of online lenders is conducted by obtaining fee estimates for a $200,000 mortgage in each state's most populous city.
Source: Bankrate.com
Fees in New York City were highest, averaging $4,016 in Bankrate's survey. Houston came in second, with fees that averaged $3,975. After that came Buffalo, N.Y., with fees averaging $3,845, and then Miami, at $3,683. North Carolina had the least expensive closing costs in the survey, at an average of $2,650. The previous year, Indiana took the last spot.
The annual survey of online lenders is conducted by obtaining fee estimates for a $200,000 mortgage in each state's most populous city.
Source: Bankrate.com
Wednesday, April 15, 2009
Is FHA key to housing turnaround?
Federal Housing Administration loans can be a very good deal for homebuyers, especially those who don't have a lot of cash or whose credit rating isn't stellar, experts say. FHA loans now account for 20 percent of new mortgages, up from 3 percent in 2006. What's more, the number of authorized FHA lenders has increased 500 percent in two years.
Other benefits of FHA loans include easy loan modifications for borrowers who fall behind, easy refinancing plans if rates decline, and low rates overall, which don't rise if the borrower has a low credit score. There are no income restrictions on FHA loans, so even borrowers with good incomes may find them attractive.
FHA loans still require a pre-settlement inspection of the home, but the process isn't nearly as arduous as it once was, says George Hanzimanolis, past president of the National Association of Mortgage Brokers.
Source: CNNMoney.com"
Other benefits of FHA loans include easy loan modifications for borrowers who fall behind, easy refinancing plans if rates decline, and low rates overall, which don't rise if the borrower has a low credit score. There are no income restrictions on FHA loans, so even borrowers with good incomes may find them attractive.
FHA loans still require a pre-settlement inspection of the home, but the process isn't nearly as arduous as it once was, says George Hanzimanolis, past president of the National Association of Mortgage Brokers.
Source: CNNMoney.com"
Gmail - REAL Trends E-mail UCertified green professionals on the rise
More than 2,725 builders, remodelers and other homebuilding industry professionals have now achieved the Certified Green Professional designation. The National Association of Home Builders (NAHB) designation is awarded after the successful completion of 24 hours of classroom instruction on green building techniques and business practices, two years' industry experience, a commitment to continuing education and adherence to the CGP code of ethics."
Real estate prices seen leveling
Nationally, housing prices have been in free fall for two years. According to the Altos 10-city Composite Price Index, there are some fragile signs of stability. Though the hardest hit markets, Las Vegas in particular, has not seen any slowing in the housing bust.
The Altos 10-City Composite Price Index increased by 1.1 percent during both March and the first quarter of 2009. Prices of properties listed for-sale increased in 18 of 26 major markets and were down in eight markets according to the Real-Time Housing Market Report, jointly published by Altos Research and market analysis consultancy Real IQ.
Asking prices fell at the fastest rate during March in Salt Lake City followed closely by Las Vegas - down 4.0% and 3.9% respectively. Listing prices of single-family homes rose at the fastest rate in San Francisco-up 3.8% in March. Prices in seven markets-New York, Boston, Houston, Los Angeles, San Diego, Miami and Charlotte-are now showing three months of sequential listing price increases."
The Altos 10-City Composite Price Index increased by 1.1 percent during both March and the first quarter of 2009. Prices of properties listed for-sale increased in 18 of 26 major markets and were down in eight markets according to the Real-Time Housing Market Report, jointly published by Altos Research and market analysis consultancy Real IQ.
Asking prices fell at the fastest rate during March in Salt Lake City followed closely by Las Vegas - down 4.0% and 3.9% respectively. Listing prices of single-family homes rose at the fastest rate in San Francisco-up 3.8% in March. Prices in seven markets-New York, Boston, Houston, Los Angeles, San Diego, Miami and Charlotte-are now showing three months of sequential listing price increases."
$8000 Loan for an $8000 payback?
States Contemplate Loans for Home Buyers
The $8,000 first-time home buyer mortgage tax credit, which is part of the Recovery and Reinvestment Act of 2009, is a great boon. But, it doesn’t help people who don’t have money for a down payment and closing costs.
Now some states are contemplating offering an $8,000 loan to home buyers before they close on the condition that they repay the loans as soon as they get their federal tax credits.
The idea has been adopted in Missouri, which advances the money to those who take out first mortgages offered through the state’s housing finance authority. The New York State Builders Association is lobbying the State of New York Mortgage Agency to adopt a similar strategy.
“A lot of states are trying to get through the technical aspects of this," says Gregory Brown, an assistant vice president for government affairs at the National Association of Home Builders. "I feel very confident they’ll find a way to make it work.”
Meanwhile, some home builders are taking matters into their own hands, offering programs that purchase the tax credit from borrowers prior to closing.
“This is a legitimate monetizing program that actually works,” says David Abrahamson, vice president of S.E. operations for American Home Key Mortgage Company, which makes the loans for many participating builders in the southeast.
Source: The New York Times, Bob Tedeschi and HousingWire.com, Paul Jackson (04/10/2009)
The $8,000 first-time home buyer mortgage tax credit, which is part of the Recovery and Reinvestment Act of 2009, is a great boon. But, it doesn’t help people who don’t have money for a down payment and closing costs.
Now some states are contemplating offering an $8,000 loan to home buyers before they close on the condition that they repay the loans as soon as they get their federal tax credits.
The idea has been adopted in Missouri, which advances the money to those who take out first mortgages offered through the state’s housing finance authority. The New York State Builders Association is lobbying the State of New York Mortgage Agency to adopt a similar strategy.
“A lot of states are trying to get through the technical aspects of this," says Gregory Brown, an assistant vice president for government affairs at the National Association of Home Builders. "I feel very confident they’ll find a way to make it work.”
Meanwhile, some home builders are taking matters into their own hands, offering programs that purchase the tax credit from borrowers prior to closing.
“This is a legitimate monetizing program that actually works,” says David Abrahamson, vice president of S.E. operations for American Home Key Mortgage Company, which makes the loans for many participating builders in the southeast.
Source: The New York Times, Bob Tedeschi and HousingWire.com, Paul Jackson (04/10/2009)
Friday, April 10, 2009
Origins of the Easter Bunny
The Easter bunny has its origin in pre-Christian fertility lore. Then, it was called the "Easter hare" after the wilder, leaner, more rare group entirely in the genus Lepus. Both rabbits and hares were the most fertile animals known (bearing four to eight litters a year, with three to eight young in each litter) and served as symbols of new life during the spring season. The Easter hare was a sacred companion of the goddess of spring, Eostre.
The bunny was first used as a symbol of Easter in 16th century Germany and was introduced to American folklore by the German settlers who arrived in the Pennsylvania Dutch country during the 1700s. The arrival of the "Oschter Haws" was considered "childhood's greatest pleasure" next to a visit from Christ-Kindel on Christmas Eve. The children believed that if they were good, the "Oschter Haws" would lay a nest of colored eggs.
Thus the custom of making nests also spread to America. Children would build their nest in a secluded place in the home, the barn or the garden. Boys would use their caps and girls their bonnets to make the nests. The use of elaborate Easter baskets would come later as the tradition of the Easter bunny spread through out the country.
In honor of revival, renewal and resurrection, have a Happy Easter!
Thursday, April 9, 2009
Pulte Homes to buy Centex
$1.3 billion deal will create nation's largest homebuilder. Both companies are major players in the Charlotte area.
NEW YORK Pulte Homes Inc. is buying Centex Corp. for $1.3 billion in stock in a deal that will create the nation's largest homebuilder and could spark further consolidation in an industry that is suffering the worst real estate recession in a generation.
The transaction of the homebuilders – both major players in the Charlotte region – will combine Pulte's strength in active-adult and retirement housing with Centex's hefty market share of first-time homebuyers.
The acquisition also will give Pulte large tracts of land in Texas and the Carolinas, two of the most resilient real estate markets, and a presence in 29 states and Washington, D.C.
The new company, which also will include the Del Webb, DiVosta and Fox & Jacobs brand homes, will keep the Pulte name and headquarters in Bloomfield Hills, Mich. There will be an unspecified number of job cuts.
“It allows us to not only survive, but thrive in any economic climate,” said Richard Dugas Jr., Pulte's president and chief executive, who will retain those titles over the combined enterprise.
Pulte had the largest market share in the eight-county Charlotte region in the fourth quarter of 2008, and the second-largest for the whole year, with 9 percent of all single-family detached homes, residential real estate consultant Chuck Graham said. Centex ended last year with the fifth-largest market share in the region, 5 percent of single-family detached homes. That was up from about 4 percent for the rest of 2008, Graham said. In Mecklenburg, the builder had 203 permits in 2008, the most of any builder.
But by last year, Centex was already pulling back in the Charlotte area, combining its Charlotte and Raleigh offices in Raleigh and maintaining a minimal staff in Charlotte, Graham said. Pulte, on the other hand, was poised for growth in the region, particularly with its acquisition of Del Webb, meant to cater to the surging active-adult population, he said.
Wednesday's deal touched off investors speculation that other homebuilders with battered stock prices may be easy targets.
Faced with a 75 percent slide in new-home sales from the peak in mid-2005, homebuilders have slashed construction and prices but have been slow to join forces.
This deal “is a game-changer, pure and simple,” said Centex Chairman and Chief Executive Timothy Eller, who will become Pulte's vice chairman and will work as a consultant for two years following the acquisition's completion.
The combined company will have twice the revenue of its next largest rival, D.R. Horton Inc. Pulte and Centex pulled in a total of $11.6 billion in the last 12 months, compared with D.R. Horton's $5.8 billion.
The new industry behemoth also will be better poised to take advantage of the market's recovery, which executives said is just beginning.
Pulte lost almost $3.73 billion over the past two years, more than wiping out all of its profits for the prior three years. Centex lost $2.66 billion last year, erasing its earnings for the prior four years.
Shares in both companies have lost more than half their value from their 52-week highs last year.
Pulte is offering Centex shareholders 0.975 shares of its common stock for each share of Centex that they own. The transaction is valued at $10.50 per Centex share based on Pulte's Tuesday closing stock price of $10.77. That represents a 38 percent premium to Centex's closing price of $7.62 Tuesday.
Staff Writer Kirsten Valle contributed
EW YORK Pulte Homes Inc. is buying Centex Corp. for $1.3 billion in stock in a deal that wSlowing decline in home sales
According to Radar Logic's January 2009 RPX Monthly Housing Market Report, sales in the 25 metropolitan statistical areas (MSAs) the report tracks declined 6 percent in the year ending January 2009, compared to 36 percent in the prior year.
The slowing annual decline of transactions was due to an increase in motivated sales, which Radar Logic defines as sales to third parties at foreclosure auctions and sales of foreclosed homes by financial institutions and foreclosure service firms. While this rapid growth in motivated sales reflects the increase in foreclosures over the last year, it also reflects significant demand for homes that are priced at 'motivated' discounts.
REAL Trends Comment: As readers can tell the housing market appears to show signs of improvement over the past few months. However, various sources of data show more of a seasonal improvement and not a cyclical improvement. Simply put even in tough markets we expect to see an improvement as we enter the spring months and a decline as we enter the fall of each year. That is a seasonal change not a cyclical change.
A cyclical improvement will show when sales, inventory and time on market changes are positive when comparing the same month of this year to the same in month in"
The slowing annual decline of transactions was due to an increase in motivated sales, which Radar Logic defines as sales to third parties at foreclosure auctions and sales of foreclosed homes by financial institutions and foreclosure service firms. While this rapid growth in motivated sales reflects the increase in foreclosures over the last year, it also reflects significant demand for homes that are priced at 'motivated' discounts.
REAL Trends Comment: As readers can tell the housing market appears to show signs of improvement over the past few months. However, various sources of data show more of a seasonal improvement and not a cyclical improvement. Simply put even in tough markets we expect to see an improvement as we enter the spring months and a decline as we enter the fall of each year. That is a seasonal change not a cyclical change.
A cyclical improvement will show when sales, inventory and time on market changes are positive when comparing the same month of this year to the same in month in"
Ten Cities Where Americans Are Relocating
U.S. migration may be down overall, but these vibrant metro areas are still attracting newcomers.
Unemployment is on the rise, credit is tight, and consumers aren't spending--which means they aren't picking up and moving much either. Very few places in America saw significant population growth in 2008.
But the buzzing metropolitan area of Denver bucked that trend. Its population increased by 2.17% in 2008. In 2007, it increased by 2.09%. In 2008, Denver was the 10th-fastest growing metro area in the U.S.
What's Denver got that other places don't?
For one, according to an October 2008 survey conducted by Pew Research Center, Denver is the most popular city in America. People like it for its skiing, culture and vibrant nightlife, as well as its business opportunities. As of January 2009, the metro area's unemployment rate was 6.5%. That's high, but still two percentage points below the national average of 8.5% for the same month.
Despite the overall economic slowdown, some parts of the country keep on moving ahead, attracting more and more newcomers--even if it's at a slower pace than in more sound economic times. These places still offer a semblance of stability, as well as great weather, cultural life and, in many cases, affordability.
Behind the Numbers
To determine the fastest-growing metro areas in the country, we used 2008 population estimates for metropolitan statistical areas with a population over 1 million, released March 19, 2009, by the U.S. Census Bureau. MSAs are geographic entities defined by the U.S. Office of Management and Budget for use by federal agencies in collecting, tabulating and publishing federal statistics.
We then compared the 2008 population estimates to the previous year's data to see which areas had grown the most, percentage-wise.
Nine places fared even better than Denver, though they share similar qualities: more business opportunities, better weather and more affordable housing. The top three areas according to the data are Raleigh, N.C., ranking first, which jumped 4.29% to nearly 1.9 million; Austin, Texas, which came in second, with a 3.77% increase to almost 1.7 million; and Charlotte, N.C., which moved up 3.36% to 1.7 million.All these areas' increases were smaller in 2008 than they were in 2007, (Raleigh increased by 4.7% in 2007, Austin by 4.29% and Charlotte by 4.2%), but a slight slowdown is not necessarily a bad thing, according to William Frey, Ph.D., a demographer at the Brookings Institute, an independent research and policy group based in Washington, D.C. "Part of the story here is the rapid rise in growth in the middle of decade," says Frey. "That growth was unnatural."
The in-migration that happened in the middle of this decade certainly had a lot to do with the housing boom. When that went bust, so did those crazy population balloons. But these particular places are still growing because instead of building an economy that relies heavily on one industry (in Las Vegas, it's hospitality; in New York, it's finance), most of the metro areas on our list serve as headquarters for a diverse range of companies.
For example, Austin's biggest employers include University of Texas, Advanced Micro Devices
This is the opposite of what happened in true housing boom-and-bust towns like Las Vegas. In 2004, Vegas--a foreclosure mecca--saw a population increase of 4.6%, followed by 3.66% in 2005, 3.98% in 2006 and 3.22% in 2007. In 2008, that number fell to 2%.
The Power of Business
When it comes down to it, a buzzing business community is a metro area's most important characteristic, says Sean C. Safford, a professor at the University of Chicago and author of Why the Garden Club Couldn't Save Youngstown: The Transformation of the Rust Belt. He studies the social economics of U.S. cities and metro areas.
"Perception is driven by the vibrancy of the companies in an area," he says.
However, that doesn't mean that these metros won't suffer from a slowdown in population when 2009's numbers are released next year. Charlotte, for example, reported a 10.5% unemployment rate for January 2009, likely related to the fact that Bank of America
"We don't quite yet know what the impact [of the ongoing recession] will be for 2009 populations," says Frey. "But we do know it's not going to get any better."
Indeed, where Americans are relocating today has little to do with where they'll be moving tomorrow.
Top Economists Say Recovery Has Begun
Economic recovery is about making people feel more confident, says Mark Zandi, chief economist of Moody’s Economy.com.
Zandi evidenced increasing home sales and gains in the stock market are some promising signs that the worst is over and people will start spending again.
“We’re starting to see some pent-up demand for goods,” he says.
But Zandi warns that the situation is still fragile. "Confidence is a very fickle thing. It can go from abject pessimism that pervades now to a more balanced view of the world rather quickly.”
Robert Brusca of FAO Economics is predicting strong growth in the last half of the year and a quick recovery for the labor market. "You've lost 5 million jobs. It shouldn't be hard to put 2.5 million jobs back on rather quickly after you hit bottom," he said.
Joseph Carson, chief economist at AllianceBernstein, calls improving home sales, a rising stock market, and better-than-expected retail sales in February and March good signs of a turnaround. By the time President Obama’s stimulus package takes effect, the economy will be ready, he says.
"The stimulus has a much better chance of working if trends are already turning up than if it needs to halt a decline," he said.
Source: CNNMoney, Chris Isidore (04/06/2009)
Zandi evidenced increasing home sales and gains in the stock market are some promising signs that the worst is over and people will start spending again.
“We’re starting to see some pent-up demand for goods,” he says.
But Zandi warns that the situation is still fragile. "Confidence is a very fickle thing. It can go from abject pessimism that pervades now to a more balanced view of the world rather quickly.”
Robert Brusca of FAO Economics is predicting strong growth in the last half of the year and a quick recovery for the labor market. "You've lost 5 million jobs. It shouldn't be hard to put 2.5 million jobs back on rather quickly after you hit bottom," he said.
Joseph Carson, chief economist at AllianceBernstein, calls improving home sales, a rising stock market, and better-than-expected retail sales in February and March good signs of a turnaround. By the time President Obama’s stimulus package takes effect, the economy will be ready, he says.
"The stimulus has a much better chance of working if trends are already turning up than if it needs to halt a decline," he said.
Source: CNNMoney, Chris Isidore (04/06/2009)
Sunday, March 29, 2009
Lake Norman area realty firms merge
Two Lake Norman area real estate firms – Coldwell Banker United, Realtors and Century 21 Hecht – announced today that they will merge, creating a combined operation with more than 165 agents.
“When two powerhouse brands combine market share and streamline resources, we are able expedite our plans for growth in the greater Lake Norman area,” said Tom Martin, senior vice president for Coldwell Banker United, Realtors.
Hecht has 55 agents in its Mooresville/Cornelius office and 59 in its Denver office. Coldwell Banker has two Lake Norman locations with 49 agents.
Century 21 Hecht was founded by Bob Hecht in 1971.
Coldwell Banker United, Realtors will maintain its new Lake Norman-South office in Cornelius and will move its Mooresville office, located at 287 Williamson Road to the Century 21 Hecht building at 467 River Highway. The Denver office will remain at its current Century 21 Hecht location.
The three Coldwell Banker offices will serve the Lake Norman communities in the Catawba, Mecklenburg, Iredell and Lincoln County areas.
Friday, March 27, 2009
Mecklenburg home prices appear to be leveling off
November brought the beginnings of stability. However, areawide sales have been down by double digits for months.
Mecklenburg home prices held fairly steady in recent months, a rare glimmer of hope for local housing, according to unusually detailed data released Wednesday for the first time.
Mecklenburg's average selling price was even up a bit in February, compared with January. The one-month uptick bucked the overall region's downward trend for transactions through the Carolina Multiple Listing Services.
Prices remain well below levels a year ago but the stability from November through February is notable given the bad state of the economy nationwide and in Charlotte, which is especially vulnerable because of the banks' suffering. The number of sales remained dramatically down in Mecklenburg.
“Four months is some stability in the short run,” said Adam York, an economist with Wachovia, now part of Wells Fargo. It's hard to say whether it will last, he added, but “if nothing else, a temporary respite is welcome in this environment.”
The MLS accounts for the majority of sales within roughly a 50-mile radius of Charlotte. About 90 percent of those sales come from an 8-county region including Mecklenburg. That region includes S.C. sales in Lancaster and York, where the Carolina MLS is not the dominant Realtors' group and so accounts for a smaller share of the market.
MLS transactions include some new home sales and most existing sales but not for-sale-by-owner.
They also do not include all foreclosure sales, which typically pull prices lower.
Nationwide, the housing industry has been struggling amid a severe downturn. Tax credits and low interest rates are providing some relief, but rising unemployment is expected to further curb sales and drive up foreclosures. Still, several national housing indicators showed modest improvement in February, compared with January. That is at least partly due to improved weather, dramatic cutbacks by builders and high numbers of foreclosures, which boost sales totals.
“I don't think we want to call any one month, especially a winter month, indicative of the coming trend, but we'll take the good news as we get it,” York said.
Last month, Charlotte-area MLS sales fell 38 percent compared with February 2008, marking the 21st consecutive month of double-digit declines.
In Mecklenburg, the decline was a steeper 44 percent, with just 580 houses sold versus 1,045 a year ago. Mecklenburg's average price was down 16 percent, a little worse than the area's 15.5 percent drop.
But at $198,152, the average Mecklenburg price was up from January, while the region saw a decline. Mecklenburg prices have fluctuated in a narrow range for four months, raising hopes that they may have reached the sought-after bottom.
Buyers waiting for more price declines are realizing that might not happen, so they want to close deals, said Donna Anderson, president of the Charlotte Regional Realtor Association, parent of the MLS.
“We feel confident that things are moving in the right direction,” said Anderson, a Realtor with Cottingham-Chalk/Bissell-Hayes.
Monday, March 23, 2009
Stocks surge on bank plan, rise in home sales
NEW YORK Wall Street got the news it wanted on the economy's biggest problems - banks and housing - and celebrated by hurtling the Dow Jones industrials up nearly 500 points.
Investors added rocket fuel Monday to a two-week-old advance, cheering the government's plan to help banks remove bad assets from their books and also welcoming a report showing a surprising increase in home sales. Major stock indicators surged more than 6 percent, including the Dow, which had its biggest percentage gain since October.
Although analysts were still hesitant to say Wall Street is squarely on its way to recovery after the collapse that began last fall, they said the banking and housing news bolstered the belief that the economy is starting to heal.
"It's just hard to argue that there isn't an improvement in economic activity on the horizon," said Jim Dunigan, executive vice president at PNC Wealth Management.
The market began turning around two weeks ago on news that Citigroup Inc. was operating at a profit in January and February. A spate of more upbeat economic reports helped the market build on its gains, although the rally stalled last Thursday and Friday.
Analysts said they saw more fundamental strength in Monday's buying than they saw at the start of the rally. Dave Rovelli managing director of trading at brokerage Canaccord Adams, said there appeared to be less short covering, which occurs when traders are forced to buy to cover misplaced bets that stocks would fall. Short covering contributed to the market's surge after the Citigroup news.
"There is definitely new buying," he said. Rovelli also said the approaching end of the quarter can make money managers eager to buy into a market to make the statements they send to clients look stronger.
The market shot higher at the opening and kept going. The Treasury Department said its bad asset cleanup program would tap money from the government's $700 billion financial rescue fund and involve help from the Federal Reserve, the Federal Deposit Insurance Corp. and the participation of private investors.
The government's announcement was what the market had waited weeks to hear. Treasury Secretary Timothy Geithner had announced an outline of the program last month but provided few details then about how it would work, leading to a stock plunge that sliced 380 points from the Dow.
But while analysts were pleased with the market's performance Monday, they were also still cautious.
Subodh Kumar, an independent investment strategist in Toronto, said the Fed's announcement that it would buy government debt and the details on plans to help banks are giving traders hope for recovery.
"The market is shedding some of its excess pessimism. That doesn't mean the market goes straight up," he said.
Meanwhile, the National Association of Realtors' existing home sales report was overwhelmingly positive for the market although it showed a decline in home prices in February. Investors are embracing any sign that a glut in homes for sale may be easing. Monday's data followed a dose of good housing news last week as housing starts for February came in much better than expected.
Collapsing home prices and the damage they have caused banks are at the center of the economy's current problems and are a major focus for the stock market. Banks have sharply curbed lending after becoming weighed down with loans that have gone bad, especially mortgages.
Investors had been largely disappointed in the government's efforts to date to restore the banks to health, but finally seemed encouraged by the long-awaited announcement Monday of details for the government's bad loan cleanup plan.
"The actions that we're getting from a policy standpoint are very helpful in removing the sand from the gears," said Alan Gayle, senior investment strategist at RidgeWorth Investments. "That is going to be good for the financials."
Shares of the country's largest banks, which have been pounded in recent weeks over concerns about their ability to weather the crisis, soared on Monday. Citigroup Inc. jumped 19.5 percent, and Bank of America Corp. added 26 percent.
Even banks seen as being on better footing posted big advances. JPMorgan Chase & Co. rose 25 percent, while Wells Fargo & Co. rose 24 percent.
According to preliminary calculations, the Dow rose 497.48, or 6.8 percent, to 7,775.86, its highest finish since Feb. 13. It was the biggest point gain for the blue chips since Nov. 13 when they rose 552 points and the biggest percentage gain since Oct. 28. when they rose 10.9 percent.
Broader stock indicators also surged. The Standard & Poor's 500 index rose 54.38, or 7.1 percent, to 822.92, crossing the psychological milepost of 800. The Nasdaq composite index rose 98.50, or 6.8 percent, to 1,555.77.
The Russell 2000 index of smaller companies rose 33.61, or 8.4 percent, to 433.72.
More than 10 stocks rose for every one that fell on the New York Stock Exchange, where volume came to 1.9 billion shares.
The Dow is now up 1,228 points, or 18.8 percent, from March 9, when it finished at its lowest point in nearly 12 years. The S&P 500 is up 21.6 percent in that time. Still, the Dow and the S&P 500 index are still down more than 45 percent from their peak in October 2007.
Dunigan said the skeptical tone has blanketed Wall Street since the fall has eased since the market began its rally on March 10.
Investors welcomed the rise in home sales Monday although the biggest jump in nearly six years came as first-time buyers pounced on deep discounts of foreclosures and other distressed properties. Analysts say it could be a nascent sign of recovery. But only weeks ago traders might have dwelled on the 15.5 percent drop in median prices.
"It's like putting on a different pair of glasses and you think you saw something different today than you saw yesterday," Dunigan said.
Bond prices were mixed as stocks rose. The moves were moderate as investors remained mindful of the Federal Reserve's plan announced last week to buy government debt to help drive down borrowing costs by reducing interest rates.
The yield on the benchmark 10-year Treasury note, which moves opposite its price, rose to 2.68 percent from 2.64 percent late Friday. The yield on the three-month T-bill was flat at 0.19 percent.
Oil rose $1.73 to settle at $53.80 a barrel and the dollar was mixed against other major currencies. Gold fell. The price of gold has risen in recent weeks as investors have worried about the faltering economy and a weaker dollar.
Homebuilders extended an early rise after the home sales report. KBR Inc. rose 79 cents, or 5.7 percent, to $14.62, while Toll Brothers Inc. rose $1.84, or 10.8 percent, to $18.84. Hovnanian Enterprises Inc. jumped 30 cents, or 25 percent, to $1.48.
Overseas, Britain's FTSE 100 rose 2.9 percent. Germany's DAX index rose 2.7 percent, and France's CAC-40 rose 2.8 percent. Japan's Nikkei stock average rose 3.4 percent.
Sunday, March 22, 2009
N.C. foreclosures down 50% in February - Charlotte Business Journal:
The number of foreclosures in North Carolina fell 49.7 percent in February from the same period last year, according to data from RealtyTrac Inc.
The state had 2,039 foreclosures in February, with one in every 2,023 homeowners receiving a default notice, auction-sale notice or bank-repossession filing.
Foreclosure filings in North Carolina fell 14.5 percent in February from January.
Across the country, foreclosure filings rose nearly 30 percent last month from February 2008. There were 290,631 foreclosure filings, which affected one in every 440 U.S. households.
Filings rose 5.9 percent last month from January.
Nevada, Arizona and California posted the top foreclosure rates in the country last year.
Irvine, Calif.-based RealtyTrac tracks default notices, auction-sale notices and bank repossessions. Its figures exceed those compiled by the N.C. Commissioner of Banks. The company counts every foreclosure filing, including multiple filings for a single household, while the commissioner counts each household only once, regardless of the number of filings it receives.
‘We're through the worst of it,' says economist | CharlotteObserver.com
By Jefferson George
jgeorge@charlotteobserver.com
Posted: Wednesday, Mar. 18, 2009
The N.C. economy could start to recover this summer if banks begin making more loans and the federal stimulus package puts more people to work, a UNC Charlotte economist said Tuesday.
“We're through the worst of it,” John Connaughton said of the recession. “We've probably got another couple of months before it turns around.”
That rebound, though, will be slow and won't keep North Carolina from losing more than 178,000 jobs between the start of 2008 and end of 2009, said Connaughton, author of the quarterly UNC Charlotte economic forecast.
The state lost 120,100 jobs last year and is expected to lose another 58,200 this year – a two-year total that is nearly double what Connaughton estimated just three months ago. He also gave a bleaker outlook for N.C. unemployment – which was 9.7 percent in January – saying it could peak at 11 percent at year's end.
Connaughton has been at UNC Charlotte for 30 years, and the quarterly forecast has studied state economic conditions since 1981.
Job losses cam"
jgeorge@charlotteobserver.com
Posted: Wednesday, Mar. 18, 2009
The N.C. economy could start to recover this summer if banks begin making more loans and the federal stimulus package puts more people to work, a UNC Charlotte economist said Tuesday.
“We're through the worst of it,” John Connaughton said of the recession. “We've probably got another couple of months before it turns around.”
That rebound, though, will be slow and won't keep North Carolina from losing more than 178,000 jobs between the start of 2008 and end of 2009, said Connaughton, author of the quarterly UNC Charlotte economic forecast.
The state lost 120,100 jobs last year and is expected to lose another 58,200 this year – a two-year total that is nearly double what Connaughton estimated just three months ago. He also gave a bleaker outlook for N.C. unemployment – which was 9.7 percent in January – saying it could peak at 11 percent at year's end.
Connaughton has been at UNC Charlotte for 30 years, and the quarterly forecast has studied state economic conditions since 1981.
Job losses cam"
Homebuyer tax credit Web site attracts more than 840,000 visitors
A record 844,000 prospective homebuyers visited the National Association of Home Builders' FederalHousingTaxCredit.com Web site in February to learn about the new $8,000 tax credit for first-time homebuyers that was enacted last month as part of the landmark $787 billion economic stimulus package.
'We are very pleased and encouraged that so many people are visiting our informational Web site at www.FederalHousingTaxCredit.com' said Joe Robson, chairman of the NAHB and a home builder from Tulsa, Okla. 'The spike in traffic on our Web site is a strong indication that the tax credit will help get some fence sitters into the market and will help breathe some life back into the depressed housing market.'
Source: NAHB"
'We are very pleased and encouraged that so many people are visiting our informational Web site at www.FederalHousingTaxCredit.com' said Joe Robson, chairman of the NAHB and a home builder from Tulsa, Okla. 'The spike in traffic on our Web site is a strong indication that the tax credit will help get some fence sitters into the market and will help breathe some life back into the depressed housing market.'
Source: NAHB"
Is My Loan Eligible for Modification Under the Obama Plan?
by Ralph Roberts
The Treasury Department recently released a report, which include eligibility requirements to determine which homeowners qualify for relief under the plan. Following are the eligibility requirements as specified in the guidelines:
- Mortgage must have originated on or before January 1, 2009.
- Home must be an owner-occupied primary residence (verified with tax return, credit report, and other documentation such as a utility bill) – this program is not designed for investor-owned properties.
- Home must be a single family 1-4 unit property (including condominium, cooperative, and manufactured home affixed to a foundation and treated as real property under state law).
- Home may not be vacant or condemned.
- Borrowers in bankruptcy are not automatically excluded from consideration.
- Borrowers in active litigation regarding the mortgage loan can qualify for a modification without waiving their legal rights.
- First lien loans must have an unpaid principal balance (prior to capitalization of arrearages) equal to or less than:
- 1 Unit: $729,750
- 2 Units: $934,200
- 3 Units: $1,129,250
- 4 Units: $1,403,400
- Foreclosure actions are suspended during the trial period or while borrowers are considered for alternative foreclosure prevention options. If homeowners fail to qualify, foreclosure proceedings may resume.
- No minimum or maximum LTV ratio for eligibility purposes.
- Loans are eligible for only one loan modification under the program.
- Subordinate liens (such as second mortgages or home equity loans or lines of credit) are not included in the Front-End DTI calculation, but they are included in the Back-End DTI calculation.
- Servicers should follow any existing express contractual restrictions with respect to solicitation of borrowers for modifications.
Applicants will be accepted into the program until December 31, 2012 (the program expiration date), but incentive payments will continue up to five years after the date of entry into the Home Affordable
Modification Program. Monitoring will continue through the life of the program.
Keep in mind that these eligibility requirements are simply government guidelines. Avoid the temptation to qualify or disqualify yourself based solely on what the eligibility requirements indicate. Consult a loan modification specialist who works with lenders on a daily basis to review your situation and determine whether you are likely to qualify. Sometimes the only way to determine whether you qualify is to actually submit your loan modification application.
Surprise! Housing starts surge - Business - News & Observer
- The Associated Press
Published: Wed, Mar. 18, 2009 12:00AM
Modified Wed, Mar. 18, 2009 01:55AM
WASHINGTON -- Housing construction posted a surprisingly large increase in February, bolstered by strength in all parts of the country except the West.
While the surge in construction was far better than the continued decline economists had expected, experts viewed the rebound as a temporary gain given all the problems the housing industry still faces.
The Commerce Department reported Tuesday that construction of new homes and apartments jumped 22.2 percent in February compared with January, pushing total activity to a seasonally adjusted annual rate of 583,000 units.
Meanwhile, the Labor Department said wholesale prices edged up a slight 0.1 percent in February as a big drop in food costs offset rising energy prices.
After the news, investors reignited Wall Street's rally, snapping up financial and homebuilder stocks among others. The Dow Jones industrial average and other major indexes all finished with gains of more than 2 percent, with the tech-laden Nasdaq composite index jumping more than 4 percent.
Analysts expect mounting job losses and foreclosures and tightening lending standards to continue to suppress home sales.
"Building permits are indicating that starts could improve modestly in coming months, but we believe the reprieve will be short-lived," Soleil Securities Group analyst Anna Torma wrote in a research note.
Even with the big increase, construction activity remains 47.3 percent below where it was a year ago. The strength in February was led by a sharp gain in apartment construction, which can be highly volatile from month to month.
The West, which didn't get good news, has been hardest hit by the housing slump.
Patrick Newport, U.S. economist for IHS Global Insight, said the uptick in construction was driven by improving weather in February, particularly in the Northeast, where a severe winter had slowed construction in December and January.
"The numbers are so low that any increase will give you a big percentage increase," Newport said.
He said a surer sign of a turnaround would be a three-month sustained increase in single-family permits.
"We got several months over the past three years where permits increased only to drop the following month," Newport said.
The 0.1 percent increase in wholesale inflation was much lower than the 0.8 percent surge in January and smaller than the 0.4 percent increase economists had expected. Compared with a year ago, wholesale prices are actually down 1.3 percent.
Core inflation, which excludes energy and food, edged up 0.2 percent in February, only slightly higher than the 0.1 percent gain economists had expected. Core prices had risen 0.4 percent in January.
The world economy remains soft and is getting weaker, making it difficult for companies to raise prices, said Nigel Gault, chief U.S. economist at IHS Global Insight.
"Inflation is clearly very quiet," Gault said. "The risks, if we're looking over the rest of the year, are more toward deflation than inflation, but deflation certainly is not here yet."
Companies are continuing to slash costs.
Caterpillar on Tuesday announced plans to lay off more than 2,400 employees at five plants in Illinois, Indiana and Georgia as the heavy equipment maker continues to cut costs amid the global economic downturn.
Alcoa became the latest Dow Jones industrial company to lower its dividend to conserve cash. The aluminum maker said it was cutting its quarterly dividend 82 percent to 3 cents. It also said it plans to sell stock and debt to help reduce annual costs by more than $2.4 billion.
Nokia, the world's top mobile phone maker, said it will lay off 1,700 people worldwide to cut costs. The mobile phone market has been suffering as consumers spend less during the recession.
On Wednesday, Fed officials are expected to signal that they will continue to keep a key interest rate at a record low near zero percent for as long as necessary and use other unorthodox means to jump-start the economy.
The Fed has the leeway to focus on the weak economy because inflation pressures are expected to remain law in the face of widespread layoffs that are depressing wage demands.
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