3 Tips On Timing The Sale And Purchase Of A Home

If you’re like most people, you’re probably concerned about selling your house before having one lined up to buy.

You don’t want to sell your house first, not having somewhere to go.

But, at the same time, you know you can’t buy another house, without selling the house you already own.

Ideally, you want to time the sale and closing of the house you have to sell, with the purchase of the house you’re moving to. Ideally…

But, it isn’t always easy, or even possible. You certainly can’t bank on it. So, it’ll help you to have a few tips to up the chances of timing the sale and purchase as much as possible, or at least have a plan just in case it doesn’t…

1. Negotiate time to find a home.

Probably the easiest solution is to sell your home to a buyer who’s willing to give you some nice terms in the contract.

You can negotiate in that the sale of your home is contingent upon finding and buying the home you’ll move to.

Not all buyers will be willing to agree to this, though. And you may have to budge a bit on your price or other terms of the agreement.

But, if it makes your life better, less stressful, and costs you less than any other alternative, it makes a whole lot of sense to give a little to get a little.

Note: This can be hard to pull off if your buyer is also selling their own home and need to time the sale and purchase on their end as well. There’s a whole “trickle down” you might need to be sensitive to. This approach works best if you’re selling to a first-time home buyer.

2. Get a bridge loan.

These aren’t the easiest thing to find, but you might be able to find a bank who will lend you money without selling your home, or as long as you have a viable contract on your home. It could be a bridge loan. Or it could just be that the lender feels you can carry both mortgages for a short period of time.

Of course, you can do away with all of these concerns if you have enough cash on hand, or own your other house outright. But most people aren’t in that position.

Note: Don’t look into these options once you have your house under contract and have found one you want to buy. Do this before you even start the process. Look into different lenders and the options they may have for you. You might be happily surprised.

3. Have a back-up plan.

Most people don’t have so much extra money that they can just rent a hotel room and storage for all of their furnishings while they’re in between the home they sold, and the home they’re buying to close.

But, if you have that kind of money, that’s a good option. Go on a local “vacation” for a while, and send your stuff to a storage facility.

Or, maybe you can find a short-term rental in your area. But, again, this might not be budget-friendly for everyone.

If you don’t have that kind of money, line up a place to stay with someone in your family. No, this isn’t ideal, but it can do the trick.

Note: Having any of these as your back-up plan can take the pressure off of you to just buy whatever house happens to be available and line up with your timing. It can buy you time to wait a bit for the perfect house, and take some of the pressure off when you are negotiating. If you are pressed for timing, you may be forced to pay a higher price for the house you are buying. So having a plan for where to stay “just in case” can cost you…but it could also save you in other ways. So, look at the silver lining.

First things first…

No matter what, don’t expect to just wing it and hope everything works out for the best.

Come up with your game plan beforehand.

Maybe you don’t even have to worry all that much. That depends on your local real estate market. It may just be that the house you have to sell will be easy to sell, and have such demand that you can call the shots in regard to the terms of the agreement and get time to find the perfect home. And, who knows…maybe there are plenty of houses for you to buy that are just sitting there waiting for you, and the owners would be just fine helping to time the closings with you.

And the best way to find that out, is to call your real estate agent, and work hand in hand with your agent from the get-go.

Real estate agents deal with these concerns day in and day out and can help you make the best decision and plan considering your wants, your needs, your situation, and the local market.


3 Ways Real Estate Agents Actually SAVE You Money During Your Home Sale

Who Pays The Buyer’s Agent When You Buy A Home? You Might Be Surprised…

Mortgage Rates Predicted To Rise In 2018. If You Want To Buy, Now Is The Time

How Much Is Mortgage Insurance and How Long Do I Have to Pay It?

How Much Is Mortgage Insurance and How Long Do I Have to Pay It?

Learn how mortgage insurance works and the options you have.

If you bought a home with a down payment that is less than 20% of the purchase price, or if you refinanced with less than 20% equity, your lender will require you to purchase mortgage insurance.

It’s important to note that not all loan programs will offer the same terms. That’s why it’s smart to contact your agent when looking to find the right loan for you. A savvy agent can help you navigate the often confusing world of finance as they work with a wide range of professionals who can help.

Is There Only One Kind of Mortgage Insurance?

All mortgage insurance serves the same purpose-to protect your lender should you default on your mortgage. However, different loan types use different terminology for mortgage insurance.

– FHA – MIP (mortgage insurance premium)
– VA – no mortgage insurance required
– Conventional – PMI (private mortgage insurance)
– USDA – MI (mortgage insurance)

How Much Is It?

Your premium is determined by the lender and will depend on two things: your loan to value ratio and your credit score. So for example, someone with a credit score below 700 who puts down only 5%, will pay a higher premium than someone with a credit score of 760 who puts down 15%.

Conventional loans: 0.20% to 1.50%

FHA loans : Upfront premium often added to loan amount has two payments. 1.75% of loan amount + annual premium (paid monthly) 0.7% to 1.3%

USDA loans : Upfront premium of 2.75%, based on loan size, added to loan balance + .50% annual fee based on remaining principal balance

How Do I Pay It?

There are several options you have to pay mortgage insurance.

Monthly. This is the most common type of mortgage insurance payment. The premium will be calculated into your monthly payment. The lender will then pay the premium annually on your behalf. So for example, let’s say you’re purchasing a $200,000 home and have put down 10%. The PMI at a 1% rate would be $1,800 per year, $150 monthly.

One-time payment. If you prefer to keep your monthly payments as low as you can a single payment might be the way to go. Typically, this kind of premium will range from 1% to 2% of the loan amount, so taking the same example above, you would be paying anywhere from $1,800 to $3,600 at the time of closing to cover your mortgage insurance premiums. The lender might also let you roll the premium into your loan so that it will be financed over the life of the loan rather than annually.

Lender paid premium. Some lenders will pay the mortgage insurance if you agree to pay a higher interest rate. This keeps your monthly payments lower than if you had to pay a monthly PMI premium, however keep in mind that you will be paying this higher interest rate until you either refinance or pay off the loan.

How Do I Get Rid of PMI?

For conventional loans you must have at least 20% equity in the home. When you have paid the mortgage balance down to 80% of the home’s original appraised value, you can ask your lender to drop the mortgage insurance.

When your loan balance drops to 78% the mortgage servicer is required to eliminate the mortgage insurance.

FHA loans, however are dealt with differently.

For FHA loans with MIP (mortgage insurance premium) that originated before June, 2013, mortgage insurance cancels when the loan to value gets to 78% and 5 years have passed since the loan was created. FHA loans taken out after this date will pay mortgage insurance for as long as the loan is in place.

So as you can see, in some cases the best way to get out of paying mortgage insurance on an FHA loan is to simply refinance. USDA loans also have mortgage insurance for the life of the loan, so to get rid of mortgage insurance you would need to refinance.

Can I Get Out of PMI Early?

Get a new appraisal. Some lenders will consider a new appraisal instead of the one acquired at the time of purchase. If they agree with the appraisal – which typically costs from $300 to $500 – they might agree that you meet the 20% equity threshold and drop the PMI.

Make loan prepayments. Paying something as small as an extra $50 per month can drop your loan balance dramatically. There are a number of repayment calculators available online to help you find the best way to pay your loan down faster.

Remodel. Increase your home’s value by making improvements to your home. Not every change to your home will increase its value. Consult an agent about those changes you can make to your home before you get started.

How Do I Calculate My Equity?

Simply divide your current loan balance (how much you still owe) by the original appraised value (typically the same as the purchase price).

For example, let’s say you purchased a home for $250,000 dollars and have paid the mortgage down until it has a balance of $190,000. Your PMI should have been canceled by now, because you’re at less than 78% of original value.

Are There Any Other Requirements to Cancel?

Yes. You should request PMI cancellation in writing. You must be current on your payments and have a good payment history. You may be required to prove there are no other liens against the property. You might be required to get an appraisal to prove that the loan isn’t more than 80% of the home’s current value.

What if my Lender Doesn’t Agree to Drop It?

If your home has increased enough in value, you can refinance without paying mortgage insurance. Calculate the costs of refinancing to be sure it doesn’t cost more than if you were to simply keep paying the mortgage insurance.

Get more information on the home buying process by visiting coldwellbanker.com.

What is the Difference Between a Short Sale and a Foreclosure?

What is the Difference Between a Short Sale and a Foreclosure?

Here is how to get a great deal on foreclosures and short sales while heeding all the risks when buying a home.

Not sure about the world of foreclosures and short sales? Don’t worry. Here’s a rundown of everything you need to know to grasp the basics of foreclosures and short sales.

What Are Foreclosures and Short Sales?

A foreclosure is a process by which a lender is able to repossess a property when the borrower defaults on loan payments.

A pre-closure is the period between when the lender files the Notice of Default and when the foreclosure process is complete. If the home is sold during this period, the transaction is called a short-sale foreclosure (or “short sale” for short).

While both a short sale and a foreclosure result in the unfortunate event of the borrower not being able to stay in their home, a short sale allows a borrower to avoid the harmful effects that a foreclosure would have on their credit score.

How Can You Buy a Foreclosure/Short Sale Property?

There are fewer foreclosures and short sales on the market today than there were a few years ago. “Default notices, scheduled auctions and bank repossessions…are down more than 7 percent from a year ago,” according to RealtyTrac’sNovember 2015 U.S. Foreclosure Market Report.

But if you’re a buyer, you can still find a great deal on a foreclosure or short sale, particularly if you work with an agent who focuses on finding these deals.

If you are interested in purchasing either a foreclosure/short sale property, talk to an agent who specializes in foreclosures and short sales.

What Are the Pros and Cons of Buying a Foreclosure/Short Sale Property?

Let’s start with the advantages.

Foreclosures and short sales are often priced below retail, which means that you can buy these properties for less than the cost of other comparable homes. Subsequently, your monthly mortgage payments will be smaller and you’ll spend less interest over the life of the loan.

Furthermore, you may build equity quickly, particularly if you improve or renovate the home. This equity increases your net worth, and you have the option of borrowing against this equity in the future if you choose.

Additionally, if you purchase a short sale, you’ll also enjoy the emotional satisfaction of knowing that you helped someone avoid foreclosure.

Although foreclosures and short sales can offer the buyer exceptional deals on real estate prices, there are some drawbacks.

Foreclosures and short sales often need renovations or repairs. It’s likely that the owner wasn’t able to maintain the property, which means that you might have to deal with deferred maintenance issues. It’s important to get a full report of the maintenance issues you might face. Ask your real estate professional if he or she can recommend a qualified licensed home inspector who can produce a full report for you.

It is possible that some foreclosed properties are vandalized while they’re vacant, which can add to these repair bills. However, this damage will generally be reflected in the pricing of the home.

Foreclosures and short sales are in shorter supply, which means there’s a lower likelihood that the property has all your wants and needs. You may need to compromise on certain features, amenities or desired location. You may also need to act quickly, as these opportunities can get snapped up fast.

For a short sale, the seller may be motivated to sell, but he or she may not be able to budge on the negotiation price due to the outstanding balance on the mortgage.

Short sales are notorious for their lengthy closing times – typically between 45-90 days. This is because the original lender needs to approve the sale. If you’re in the market for a quick closing, a foreclosure or short sale property may not be for you.

That said, however, the financial benefits of buying a foreclosure or short sale can be fantastic for homebuyers who are flexible and patient.

How to Choose the Best Type of Mortgage for You

How to Choose the Best Type of Mortgage for You

In the second post in a three-part series about deciphering mortgages, Coldwell Banker Real Estate Market Specialist Les Christie explains how to pick a mortgage rate and term that suits your financial needs.

Choosing the right mortgage rate can be difficult. There are many different options, and what’s the best choice for one person may not be for another. When borrowers begin the mortgage process, they first need to develop an understanding of mortgage rates. Then, the challenge becomes identifying what type of mortgage meets their individual needs. Here are two questions every home buyer should ask themselves when choosing a mortgage rate:

  1. Do I want a fixed rate or adjustable rate mortgage (ARM)?

Borrowers have a choice of two types of loans, fixed rate or adjustable. In short, fixed rates mean the monthly payments never change. ARMs offer fixed rate terms for, usually, five or seven years followed by rates that can change once a year after that.

Fixed versus adjustable

“I’m a big fan of fixed rate mortgages,” said Greg McBride, chief financial analyst for Bankrate.com, a leading mortgage loan information site. “For home buyers, it’s the best gauge of affordability. If you can’t afford a home with interest rates at below 4%, you can’t afford a home.”

ARMs are cheaper initially: At recent interest rates, the monthly payment for an ARM would save about $60 a month on a 30-year fixed with a $200,000 principal. But for many borrowers, that may not be enough savings to offset the uncertainty of potential adjustments.

For others, however, adjustable rate loans can make sense, according to Keith Gumbinger of HSH.com, a mortgage information provider. “ARMs work well with short-term forms of ownership,” he said. “If you think you’ll be there only five or six years, ARMs will save you money.”

Other candidates for ARMs are households whose incomes are likely to rise, such as a one-income household with a partner who plans to return to the work force in a couple of years. They could opt for a more affordable payment during the lean times, knowing that, when their costs rise, they’ll be in a better financial position to afford the higher payments.

  1. If I have a fixed rate mortgage, should I choose a 30-year or 15-year?

The shorter the term of the fixed rate mortgage, the lower the interest rate, but the higher the monthly payments. On a $200,000 loan, a 15-year fixed at current rates will cost about $1,376 a month, $460 more than the payments on a 30-year mortgage.

Of course, the loan will be paid off in half the time, saving borrowers more than $80,000 in interest over the full course of the mortgage.

According to McBride, borrowers should opt for 15-years only when they can afford to do so without harming their other financial goals.

“Handcuffing yourself to higher monthly payments is bad if it prevents you from investing in tax-advantaged retirement accounts or if you’re unable to set aside enough cash in an emergency fund,” he said.

If you can’t max out your 401(k) payments because your mortgage payments are too steep, you’ll end up costing yourself a lot of money in the long run.

But if you’re convinced that you have enough income and savings, then go for the 15-year. You may be the first one on your block to be mortgage-free.

In our third and last installment of this series, we’ll look at other money-saving tips and tricks that could help you shave down the cost of your mortgage or even get ahead on a few payments. Stay tuned!

Best Practices for Paying Off Your Mortgage

Best Practices for Paying Off Your Mortgage

Choosing the right mortgage can be challenging, but it’s really only the first of many hurdles on your trajectory to owning your home. Once you’ve locked your mortgage in, you then have to decide how to pay it off in the most efficient manner – without spreading yourself too thin. Here are some things to consider and best practices to follow.

Points: To Pay or Not to Pay?

When comparing interest rates from different lenders, don’t forget about points. These upfront payments are a percentage of the mortgage principal — one point is 1% ($2,000 on a $200,000 loan) — and are a way to reduce interest rates over the entire life of the loan.

“You’re prepaying interest,” said Greg McBride, chief financial analyst for Bankrate.com.  “And, the longer you can stay in a home, the more sense it makes.”

Paying one point will usually lower your interest rate an eighth to three-eighths of a percentage point, according to Keith Gumbinger of HSH.com, a mortgage information provider. Instead of a 4% rate, for example, buyers get 3.875% to 3.625% loans. That saves about $15 a month at 3.875% and $44 at 3.75% on $200,000 in principal. At $15 a month, it takes about 11 years to offset the upfront cost. At $44 a month, it takes less than four years, so borrowers should make sure they shop for the best deal for the points they pay.

Only pay points if you have excess cash, advises McBride. Otherwise stash the money in an emergency fund.

But if you are confident that you already have enough savings for a rainy day, and you plan to spend a long time living in the home, pay the points, said Gumbinger. “It saves you money over the long haul.”

Making Extra Payments

Borrowers always retain the option of making extra payments any time over the term of the loan. For that reason, some borrowers may opt for a 30-year mortgage even when they think they can afford a 15-year. They can make extra payments as an occasional or one-time event, or on a regular basis, but when money is tight, they can suspend them.

Making extra payments can shorten a mortgage term dramatically and save tens of thousands of dollars in interest. On a $200,000 loan at 3.65%, adding a $1,000 payment once a year can lop four years off your payments, saving nearly $20,000. When interest rates are higher, the impact is even greater.

McBride cautions, however, to only pay out surplus cash. Once it’s sent to the mortgage lender, it’s hard to access that money again.

It’s important to remember that just because

It’s important to remember that just because you’ve locked in a particular mortgage, you still have the flexibility to pay it off sooner if you can. Making extra payments and paying points can save you a lot of money in the long run.

6 Stellar Reasons to Buy a Home in 2016

6 Stellar Reasons to Buy a Home in 2016


Photos: papparaffie/iStock

Is it really 2016 already?  For those of you who happen to be planning on buying a home in the new year—or even just trying to—there’s a whole lot to celebrate. Why? A variety of financial vectors have dovetailed to make this the perfect storm for home buyers to get out there and make an (winning) offer. Here are six home-buying reasons to be thankful while ringing in the new year:

Reason No. 1: Interest rates are still at record lows

Even though they may creep up at any moment, it’s nonetheless a fact that interest rates on home loans are at historic lows, with a 30-year fixed-rate home loan still hovering around 4%.

“Remember 18.5% in the ’80s?” asks Tom Postilio, a real estate broker with Douglas Elliman Real Estate and a star of HGTV’s “Selling New York.”“It is likely that we’ll never see interest rates this low again. So while prices are high in some markets, the savings in interest payments could easily amount to hundreds of thousands of dollars over the life of the mortgage.”

Reason No. 2: Rents have skyrocketed

Another reason home buyers are lucky is that rents are going up, up, up! (This, on the other hand, is a reason not to be thankful if you’re a renter.) In fact,rents outpaced home values in 20 of the 35 biggest housing markets in 2015. What’s more, according to the 2015 Rent.com Rental Market Report, 88% of property managers raised their rent in the past 12 months, and an 8% hike is predicted for 2016.

“In most metropolitan cities, monthly rent is comparable to that of a monthly mortgage payment, sometimes more,” says Heather Garriock, mortgage agent for The Mortgage Group. “Doesn’t it make more sense to put those monthly chunks of money into your own appreciating asset rather than handing it over to your landlord and saying goodbye to it forever?”

Reason No. 3: Home prices are stabilizing

For the first time in years, prices that have been climbing steadily upward are stabilizing, restoring a level playing field that helps buyers drive a harder bargain with sellers, even in heated markets.

“Local markets vary, but generally we are experiencing a cooling period,” says Postilio. “At this moment, buyers have the opportunity to capitalize on this.”

Reason No. 4: Down payments don’t need to break the bank

Probably the biggest obstacle that prevents renters from becoming homeowners is pulling together a down payment. But today, that chunk of change can be smaller, thanks to a variety of programs to help home buyers. For instance, the new Fannie Mae and Freddie Mac Home Possible Advantage Program allows for a 3% down payment for credit scores as low as 620.

Reason No. 5: Mortgage insurance is a deal, too

If you do decide to put less than 20% down on a home, you are then required to have mortgage insurance (basically in case you default). A workaround to handle this, however, is to take out a loan from the Federal Housing Administration—a government mortgage insurer that backs loans with down payments as low as 3.5% and credit scores as low as 580. The fees are way down from 1.35% to 0.85% of the mortgage balance, meaning your monthly mortgage total will be significantly lower if you fund it this way. In fact, the FHA predicts this 37% annual premium cut will bring 250,000 first-time buyers into the market. Why not be one of them?

Reason No. 6: You’ll reap major tax breaks

Tax laws continue to favor homeowners, so you’re not just buying a place to live—you’re getting a tax break! The biggest one is that unless your home loan is more than $1 million, you can deduct all the monthly interest you are paying on that loan. Homeowners may also deduct certain home-related expenses and home property taxes.

Resolve to Give Up These 8 Money Wasters for a Down Payment Before 2017

Resolve to Give Up These 8 Money Wasters for a Down Payment Before 2017


Aldo Murillo/iStock

The presents are unwrapped, the holiday decorations are packed up (or not, we won’t tell), and the ball has dropped on the end of 2015. It’s time to make some New Year’s resolutions—homeowner-style.

You can make 2016 the year of the down payment. Really.

By cutting a few things from your budget this year, you can speed up your progress toward having a down payment by the time those holiday decorations come back out of the closet. You probably knew these were splurges eating up your discretionary income, but did you know just how much? Don’t worry—we’ll do the painful math for you so you know what to kick to the curb in 2016.


1. Skip the latte

Annual savings: $876 (plus taxes!)

A medium latte at Starbucks costs $3.65. If you stop by every day before work, that adds up So, suffer through the free coffee at work and think instead of the new kitchen where you can create your own coffee bar.


2. Cut the gym membership

Annual savings: $696

The average monthly cost of a gym membership is $58 a month, or $696 a year, and that’s assuming you’re already a member and not paying sign-up fees as well. Not to mention that most of our good intentions taper off sometime in February and we end up paying for something we’re not even using.

We’re not telling you to stop exercising. But try getting creative with your routine instead. Enjoy the great outdoors! Walk on your lunch break! Ride your bike! You’ll bag a surprising amount of cash toward your down payment.amy schumer gym


3. Cancel the cable

Annual savings: $1,189

Cable gets more expensive every year. In 2015, cable customers paid an average of $99.10 a month, or $1,189.20 for the year, according to theLeichtman Research Group. If you drop the cable in favor of, say, Netflix at $7.99 per month, you’ll save $91.11 per month—or $1,093.32 for the year—and get commercial-free original shows. liz-lemon-12


4. While you’re at it, drop a streaming service

Annual savings: Nearly $100

You don’t really need to subscribe to all the streaming channels at once. If you have Netfix, Hulu, and Amazon Prime, you’re paying roughly $25 a month. If you drop Amazon Prime, you could save $99 a year. If you drop Hulu or Netflix, you could save $95.88 a year. Tip: Hulu allows you to put your subscription on hold. So if you find yourself having less time for binge-watching, try suspending your Hulu account until you have more time for it and save yourself that dough.


5. Lower your mega smartphone plan

Annual savings: Up to $300

Did you get one of those unlimited everything plans when you bought your phone and never changed it—even after you realized you don’t talk on the phone that much and Candy Crush Saga doesn’t use much data? If you switch to a lower plan—or at least drop a couple of gigs of data—you could save $10 to $25 a month.


6. Pack a lunch instead of buying it

Annual savings: $1,714

Taking a sack lunch to work might make you feel like you’re back in elementary school, but let’s do the math on how much it saves on your lunch costs. The average daily cost for the American worker who bought lunch from a restaurant in 2015 was $11.14, according to Statista. That amount adds up to about $56 a week, or $2,674 a year. If you can make a sack lunch for $4 a day, you will spend about $20 a week, $80 a month, or $960 a year—an annual savings of about $1,714.


7. Quit drinking

Annual savings: $3,168

If you’re an avid social drinker, you may not realize how much those $10 cocktails are adding up.

Say you go out three times a week, ordering at least two cocktails at $10 each plus the standard $1 tip per drink. That adds up to $66 a week, $264 a month, and—wait for it—a whopping $3,168 a year.


8. Go to the cleaners less often

Annual savings: $1,354

Are you still taking most of your clothes to the cleaners? Costs of dry cleaning or laundering items can vary a lot. A survey by Consumers’ Checkbookdetermined the average price of laundering a men’s dress shirt was $1.87, laundering men’s khaki slacks was $5.57, and dry-cleaning a two-piece suit was $11.13. If you take in two pairs of slacks ($11.14), five shirts ($9.35), and a suit every week, you’ll pay about $31.63 a week before taxes, which can add up to about $1,645 a year. Based on those numbers, if you wash your own slacks and shirts and reduce by half the number of times you have your suit dry cleaned, you could save up to $1,354 a year.


Best of all, you won’t miss the things you cut (OK, maybe some), but you’ll rack up a truckload of money in 12 short months. In fact, drop everything from this list and you could bank nearly $9,400 by the end of the year. Take that, down payment!