homebuyer Archives - Real Estate News and Commentary

February 13, 2024February 13, 2024

Low inventory home buyer strategies

I’ve written about the low housing inventory phenomenon many times over the course of a decade. I’ve also written about low inventory home buyer strategies in the past. Yes, this has been an issue for that long, although it has ebbed and surged. One consequence has been that many potential homebuyers have stayed away from the market, waiting for conditions to improve.

Low inventory home buyer strategies

Housing market conditions have left many homebuyers frustrated over the last few years. The outlook isn’t that much better this year. Housing inventory shortages will likely continue to hold buyer activity in check.

Although it is expected that many more homes will be sold this year compared to last, the pent up buyer demand will impact the average number of homes on the market at any given time. In plain language, on the current trajectory homes will continue to sell quickly and at appreciating prices.

Are you one of those still waiting for the housing market conditions to tip in favor homebuyers? Or are you just entering the market? Regardless, low inventory home buyer strategies, such as being prepared and proactive, will help you on your home buying journey.

If you’re paying cash for the home, make sure you have access to your funds (or prepared to get access) prior to entering into a contract. Having assets doesn’t necessarily mean it’s liquid or easily accessed. Ask for the process to get your funds from the institution holding your assets.

If you’re getting a mortgage, get preapproved. Having a preapproval will not only help you create a buying budget, it will give you a head start on the buying process. The preapproval letter attached to your offer tells the home seller the bank will give you loan based on the information they reviewed.

If you’re planning on working with a real estate agent, choose your agent before you start visiting open houses. Not knowing if and with whom you’re working can create an unnecessary delay on making an offer. Delays can put you out of the running if there is a tight deadline for offers.

That said, be prepared to make an offer quickly. Communicate to your agent your offer in price and terms. Most likely, the agent can quickly send the offer to the listing agent by having you electronically sign it.

It’s likely that your first (or subsequent) offer won’t be accepted, especially in a multiple offer situation. Always have a plan B, C, and D, which may include looking for off-market homes for sale, and the possibility of renting.

By Dan Krell
Copyright © 2024

Protected by Copyscape Web Plagiarism Detector

Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

August 23, 2023August 23, 2023

What’s your home buying strategy?

If you’re thinking about buying a home, you may be unaware of what awaits. Your expectation may not be exactly of what is really happening in today’s housing market. I understand that your beliefs and expectations are probably based on what you have read or heard. But the current housing statistics at face value don’t tell the story. It’s actually the cause of these stats that are telling and the force behind what is actually happening. Once you understand this, you can decide on your best home buying strategy.

First, let’s look at July’s housing statistics just published by the Maryland Association of Realtors (mdrealtor.org). Existing home sales decreased 22.6 percent from the same time last year. Homes that went under contract (Pending Home Sales) decreased about 8.3 percent from the same time last year. These home sale stats sound like what was being reported in the fall of 2007 (and you know what followed), especially since the forwarding looking stat Pending Home Sales decreased about 8.3 percent compared to the same time last year. At face value, you might conclude that such a huge reduction in home sales means that home buyers soured on the market (possibly because of the increase in mortgage rates you’re hearing about).

But home sale prices are increasing! The average home sale price increased about 3.2 percent compared to the same time last year, which is about $486,385.

So, what is happening?

New listings decreased about 34.5 percent compared to the same time last year! Active home sale inventory decreased about 35.7 percent compared to the same time last year! Basically, its supply and demand. When there is a shortage of a product when there is a demand, buyers bid up the price. The fierce home buyer competition is the reason why the median days on market for a home is only 7 days.

If you’re thinking that you can easily find your dream home and get a good deal, stop and do your due diligence. Know that you will be up against aggressive home buyers who are likely willing to bid up the price as well as waiving various contingencies to make their offer stand out.

What’s your home buying strategy strategy?

Before you go out and make an offer on home, take stock in what you bring to the table. Have you been pre-qualified for a mortgage? If you’re paying cash, is it liquid? Needing extended time to liquidate or bring funds from overseas is usually a non-starter for a home seller. Think about getting a pre-inspection so you know what you’re getting yourself into. Find a seasoned savvy real estate agent to help you navigate the market.

By Dan Krell
Copyright © 2023

January 21, 2023January 21, 2023

Whose Responsibility is it anyway?

When selling a home, the seller is obligated to provide a set of disclosures to the home buyer. The disclosures cover almost everything from home condition to local zoning compliance. Even common ownership community (condo/HOA) disclosures are incorporated into the home sale contract. However, buyers always have questions. Some questions are easily answered because they are about the physical property. However, some questions require a call to the county/city or the condo/HOA association for an answer. When the buyer or their agent poses a question that requires a call to the locality or condo/HOA association, whose responsibility is it to gather and provide those answers?

This is not a new issue, and buyer agents usually make the call themselves. But I recently received from a buyer agent asking about a condo listing I had. The agent asked specific questions about the possibility of the property being used as a rental. She asked also asked about general condo rules for rentals in the community. I told the buyer agent to call the condo association and ask them directly. Taken aback expecting an answer from me, she apologized saying she thought I was the listing agent. I confirmed that I was the listing agent and directed her to seek the answers directly from the condo association, because they would be from the source.

Some agents would have given her some information, whether it was accurate or not. To be honest, I did not know the answer, therefore I couldn’t provide her with the info. Even if I did know something about it, I still would have directed her to the condo association for the complete accurate answer.

Whose responsibility is it anyway?

Home buyers rely on the information when making buying decisions, and how much to offer. So, it goes without saying that home buyers want accurate information. That’s why most agree that it’s best practice to direct the buyer/agent to get answers from the source. This way they can make the best decision based on correct answers.

Whose Responsibility is it to verify information? Regardless of what information is provided (or not provided) on the sell disclosures, the home buyer should verify doing due diligence. The home buyer should confirm the accuracy of what is disclosed, as well as investigate any areas of concern. Although it’s easy to verify some information because of its public information availability, some information can only be obtained via a phone call or email to the locality where the house is located.

By Dan Krell
Copyright © 2023

September 20, 2022September 20, 2022

Mortgage rates are on the move

This week’s Freddie Mac press release headline “Mortgage Rates Exceed Six Percent for the First Time Since 2008” grabbed everyone’s attention. Indeed, mortgage rates are on the move and what does that mean for you and the housing market?

According to Freddie Mac’s Chief Economist Sam Khater, “Mortgage rates continued to rise alongside hotter-than-expected inflation numbers this week, exceeding six percent for the first time since late 2008. Although the increase in rates will continue to dampen demand and put downward pressure on home prices, inventory remains inadequate. This indicates that while home price declines will likely continue, they should not be large.”

In her blog post, Nadia Evangelou, Senior Economist and Director of Forecasting for the National Association of Realtors, points out that the change in mortgage rates increased monthly payments about 60% compared to the same time last year. She also calls attention to the fact that the pace of rising rents is at a forty-year high! Regardless if you are renting or buying a home, housing affordability is declining. Using a little math, she underscores how increasing rents outpace a fixed-rate mortgage on the purchase of a home.

Yes, mortgage rates are increasing. But a little history will put things in perspective. We all know that mortgage rates reached its peak in the early 1981 as a result of the deep recession of the late 1970’s. Shortly afterward, average mortgage rates dropped of the next several decades (albeit the occasional peak).

However, after the peak housing market of 2007, average mortgage rates dropped slightly in 2008 as a reaction to the market crashes and a decimated housing market. It wasn’t until five years later and average mortgage rates hovering in 3 percent range, that the housing market once again became broadly attractive to owner occupants (as opposed to investors). Mortgage rates have been averaging below 4 percent since then, with the exception of 2018 when rates rose above 4 percent.

Mortgage rates are on the move. Average mortgage rates are now above 6 percent, and there may be a silver lining. Many are hoping that the rising interest rates will reduce home prices (although that remains to be seen). However, after the brief rate shock is over, increased mortgage rates will likely incentivize banks to lend which could increase the pool of home buyers

By Dan Krell
Copyright © 2022

July 9, 2022July 9, 2022

Get a mortgage preapproval

Many years ago, the home buying process was very different than it is today. For example, home buyers relied on their real estate agents to qualify them to figure out how much home they could afford, instead of getting a mortgage preapproval. Making an offer on a house was done without a mortgage preapproval letter. And the mortgage application was usually made after the contract was ratified. The process may seem backwards by today’s standards, but that’s how it was done.

real estate mortgage preapproval — Real estate is voted as best investment

The problem with the old process was that sometimes the loan was denied, causing heartache and anguish for the homebuyer and seller. Times have changed. In today’s market, homebuyers are expected to be more organized, which helps streamline the homebuying process. The includes getting a mortgage preapproval letter.

You may have heard it called a prequalification or a preapproval, the purpose is the same. The preapproval letter not only qualifies you, but also gives the home seller confidence that you can complete the sale.

To preapprove you, your lender checks your credit and reviews your financial documents. This will give the lender an idea of what loan program is best for you, as well as calculating your debt-to-income ratio to determine your maximum loan amount.

Your preapproval gives you a head start on the home buying process. When the lender reviews your credit and finances, they can see if there are any obstacles to getting your loan. The lender can help structure your loan in advance, which will guide you in your preparations. Additionally, the preapproval letter will show your agent and sellers that you’re a serious buyer because you’ve already started the mortgage process.

Don’t feel pressured to work with any lender, even if they are affiliated with your agent. As a homebuyer, you have right to choose the lender you want. Some buyers will go where they bank for a mortgage, because there is a mutual familiarity. Some look for the best interest rate, and others look for personal service. It can help to understand the lender better by comparing several by talking to a local loan officer. The bottom line, however, is to make sure the lender is licensed and is knowledgeable of the jurisdiction where you are buying.

By Dan Krell
Copyright © 2022