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.
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