Real Estate Information

It is a good idea to make sure that, as a Houston homeowner, you have taken advantage of all the tax benefits available to you.

Doing the math on itemizing is a worthwhile exercise.  It is best to use a tax planning software that computes your tax liability both ways to make sure you aren’t paying more than you need to in taxes. Remember, if you are in the 28% tax bracket, every dollar your taxable income is reduced by mortgage interest you’ve paid cuts your tax liability by 28 cents.

If you purchased a home last year, you may be able to deduct “points” paid on your mortgage.   To qualify, the points must represent a percentage of your loan amount and be reflected on your HUD Settlement Statement. Even points paid by the seller may be deductible if your cost basis is adjusted. Only points paid on your primary residence are eligible to be deducted in the year paid, points on second homes must be deducted over the life of the loan.

If your joint income is $100,000 or less, or you file single and make $50,000 or less, your mortgage insurance premiums paid may be deductible. Single, annual, or lump-sum mortgage insurance premiums are fully deductible through the end of this year. The deductibility is phased out at higher income levels. The amount of these premiums should be reflected in the 1099 you receive from your mortgage lender.

If you completed a mortgage modification, lost your home through foreclosure, or sold your home through a short sale in 2010, there are special tax rules that apply to you. Normally, any time all or a portion of your debt is forgiven or eliminated; you are taxed on this amount - which the IRS calls Cancellation of Debt Income. The Mortgage Debt Forgiveness Act of 2007 provides a waiver of these rules through 2012. If you are facing a distressed sale situation right now, it is in your interest to get the transaction completed as soon as possible. 

Lastly, make sure to set your alarm to remind you to protest your property tax appraisal with your local taxing authority. Declining home values carry the subtle benefit of lower property taxes IF you do the leg work.  

Your home provides you with a place to live, serves as a method of forced savings, and can even deliver a myriad of tax benefits for the homeowner who knows how to take advantage of them.

This weekend, Texas celebrated the 175^th anniversary of the founding of the Republic of Texas on March 2^nd, 1836. How well do you know Texas and its history? Here are some questions to see how much you know. The first person to email me at Molly@Mollyshometeam.com with the correct answers will win a $10 Starbucks gift card.

1. What was the first capital of the Texas Republic?
2. Who was it’s first elected President?
3. Texas’s original territorial boundaries encompassed all or parts of five other states, name them
4. What was the decisive battle of the Texas Revolution?
5. Which two U.S. Presidents were born in Texas?
6. What are the six flags that have flown over Texas?
7. What is the official state mammal?
8. What popular soft drink was invented in Texas?
9. The largest ranch in the United States is located in Texas? Name it.
10. What is Texas’ largest city?

As Spring rapidly approaches, more and more homeowners are contemplating selling their home. This might be due to a job-related opportunity, upsizing, downsizing, or because of the economic challenges facing many residents of Houston these days. Unfortunately, the recent weak housing market has made selling a home a challenge for many as they consider how to sell a home that has no, or very little equity.

One easy answer for families that absolutely must sell now and need to retain every penny of equity is to consider selling their home on their own instead of using a Houston Realtor®. This strategy, most commonly referred to as a “For Sale By Owner” transaction or “FSBO”, puts the homeowner in charge of the pricing, staging, marketing, negotiation, contract, and closing process of selling their home. The benefit of this strategy is the savings of what typically amounts to 6% of the sales price to cover the commissions paid to the buyer’s agent and listing agent. Basic math tells us this commission typically amounts to $9,000 on a $150,000 home. This concern over paying for commissions accounts for 38% of the motivation behind a FSBO transaction according to National Association of Realtors® 2010 Survey of Buyers and Sellers.

While this seems like a good strategy, the facts tell a different story. Based on data collected in 2009, Realtor-assisted transactions sold for 16% more than non-Realtor® assisted transactions, more than covering the 6% commission paid for the combined efforts of a buyer’s agent and listing agent. Furthermore, we have not considered the costs that a homeowner would have to absorb that normally come from an agent’s commission. These costs include design and printing of marketing flyers, print and online advertising, lockboxes, professional photographs, videos and virtual tours. The uphill battle of selling a home without a licensed agent becomes more problematic in Texas, which is a non-disclosure state. This means that home sales data is not made available to the public as it is in many other states. Homeowners are therefore forced to utilize data from sources that are notoriously inaccurate such as Zillow, leading to home pricing that is more likely than not too high or too low.

Interestingly, the numbers of homes sold without the assistance of a Houston Realtor® has declined from 20% in 1987, to 14% in 2003-04, and now to 9% in 2010. This decline can largely be attributed to the difficulty in marketing a property without the resources a Houston Realtor® has access to, and the mispricing that often accompanies a FSBO transaction.

Before making the decision to sell your home on your own, you should consult a Houston Realtor® who can provide a free comparative market analysis and review the many benefits they bring to the table. To see what your home is worth based upon the most recent Houston market data, visit www.myhoustonhousevalue.com.

Potential Houston home buyers are becoming increasingly aware of a lending concept called “risk-based” pricing. This policy offers borrowers with better credit and larger down payments ith more attractive rates and loan and terms than those who have less favorable credit and less equity in the transaction. These changes can easily add up to 2-3% or more of the loan amount. While this policy itself is not changing, the rules surrounding the information provided to borrowers is undergoing a transformation to better inform potential borrowers of their credit scores.

Under the Fair and Accurate Credit Transactions Act and the Fair Credit Reporting Act, mortgage lenders must disclose credit scores to a borrower at the time of application. In addition, if the borrower is declined credit for a reason relating to their credit report, they are permitted to obtain a free copy of that report. Under new regulations going into effect January 1^st, mortgage lenders will be required to provide an applicant with a notice when credit is provided on less favorable terms than it provides to other consumers due to credit-related issues. Consumers who receive this notice will be able to obtain a free credit report to verify the accuracy of the report.

As an alternative, a lender may provide consumers who apply for credit a free credit score and information regarding that score. While most consumers can receive a free annual credit report, they must typically pay a fee to obtain their credit score.

This new rule should provide borrowers with another piece of information that will allow them to adddress incorrect information contained in their credit report.

Home buyers in Houston's northern suburbs will have another planned coummunity option starting as early as next year. Springwoods Village, an 1,800 acre comprehensive planned development conceived by Coventry Development Corp. will offer everything from luxury apartments to new executive homes coupled with family-oriented amenities and public green space as early as 2012. The continued success of The Woodlands indicates that demand exists for similar lifestyle communities and this particular development will offer the advantage of location. The community will be conveniently located south of The Woodlands off Interstate 45 near the intersection of 45 and the Hardy Toll Road. The planned Grand Parkway extension will run through the development offering easy transportation access to all parts of the Houston metro area.

This community is unique in that the location is surrounded by existing development and not build on the outskirts where transportation and other infrasture is lacking. Commute time to downtown Houston using the Hardy Toll Road will average less than 45 minutes. The new Hardy Toll Road Connector, due for completion in 2012, will bypass congestion at I-610 (The Loop), I-45 and , US 59 making commute times even more favorable.

To explore new home options in North Houston, email me at Molly@MollysHomeTeam.com.

Today, the Assistant Secretary for Housing issued a statement regarding upcoming changes to FHA mortgage insurance premiums.

Assuming President Obama signs H.R. 5981, the up-front FHA mortgage insurance premium will be decreased by 1% and the annual mortgage insurance premium will be increased to .85-.90%, depending on loan-to-value. This premium is paid as part of a borrowers monthly mortgage payment.

The current up-front premium is 2.25% on most loans and the annual premium is .50% - .55%. Earlier this year, in response to dangerously low capital ratios, FHA increased the up-front mortgage insurance premium to 2.25% and announced plans to pursue a restructuring of the annual charges that were subject to congressional approval. With the passage of this bill, the proposal appears complete.

While the proposal is a positive sign, as it will likely shore up FHA's capital reserves, it will also make securing FHA loans for some buyers with higher debt ratios more difficult. As an example, a $200,000 FHA loan purchase with the minimum required 3.5% down payment will have a principal and interest payment amounting to $995.01. The current monthly mortgage insurance would add $88.46 per month to that payment in addition to the borrower's property tax and insurance escrows. With the proposed changes, the monthly mortgage insurance premium would increase to $144.75. To be fair, most borrowers also finance the up-front mortgage insurance premium, so the decrease from 2.25% to 1.25% would represent a savings of $1,929 plus any interest accrued over the life of the loan.

If you are thinking using an FHA loan to buy a home in the near future, it might be smart to make your move sooner rather than later.

You have found the perfect house:  the floor plan is laid out just right, the price is in your range, and the sellers even threw in the state-of-the art fridge to get it sold.  So, what could be the problem? Well, unless you do your homework, you might just be selling your dream home in a year or two.

Most buyers weigh the aesthetics of a home far more heavily than other factors which are just as important.  So, what are some of the “other” factors a buyer should consider?  Considerations such as repairs and maintenance, schools, taxes, neighborhood, and commute will not only affect the value of your property over the long term, but will also affect that home’s livability. 

The Neighborhood:   Ensure the area offers the amenities you are looking for. If you have kids, it is nice to have other school-age children in the neighborhood.   Is the home near a major traffic artery that could be dangerous for your children and generate “noise pollution” for you? It is important to consider the commute; having to travel an hour in traffic each way means you have less time to enjoy your dream home. Furthermore, your will have to consider the increase in transportation costs. Over the course of a month, an hour in traffic equates to 40 hours you will spend in your car, roughly $250 in gas, and additional maintenance costs to your vehicle. Your choice of neighborhood is just as important as the home you choose because your home’s value will rise and fall with the neighborhood.

Older Homes:  Buying an older home can bring the benefits of a more affordable price and perhaps some character and distinction not found in newer homes today, but is not without its costs. When buying an older home, you should expect to budget for home repairs.  Roofs don’t last forever and neither does the air conditioning system or water heater. Houston’s humidity creates a classic environment for mold to grow in the smallest crack where water has penetrated.  There will be items your inspector misses, so you have to plan for what could be unexpected hefty repair bills. HVAC units can easily cost $5,000 - $10,000 and a new roof can easily run $10,000 or more.

Maintenance:  When buying a home, you should also consider maintenance costs.  The larger the home and the more amenities, means higher maintenance costs.  Pools are notoriously costly to repair and maintain, and a large yard can become more of a garden headache than a source of relaxation if you don’t have a green thumb or a deep pocket to pay for weekly maintenance. A good rule of thumb:   a 4,000 square foot house means double the cost of heating, cooling, re-carpeting, and window replacement of a 2,000 square foot house.

Schools:  Schools are a major driver of home value as buyer demand will always exist for a good school district. Research schools in the area even if you don’t have school-age children, because it will have an impact on your investment.

Taxes:  Tax rates can vary wildly in the Houston metro area, from a low of perhaps 2% of your home’s value per year up to 4%. This is particularly important if you are buying new construction. A home under construction might have a taxable value that is artificially low because the appraisal district still has your home listed as a vacant lot. Next year, when the home is re-assessed, you will experience a much higher tax bill. Even if your mortgage lender established an escrow account for your taxes and insurance, you may have to come up with a big chunk of change to cover any shortage when tax bills are due.

Your goal for your home should be to satisfy as many of your lifestyle needs as possible.  It will be virtually impossible to find the one that allows you to check everything off the list, but nailing down as many as possible will help insure your home is both a good investment and provides many years of happiness to you and your family.

A prospective buyer might not get their first impression of your home in person. According to a study by the National Association of Realtors, 84% of home buyers start their search with the Internet. That remarkable figure demonstrates that a home needs to make a brilliant online impression through photos and virtual tours in order to lure many buyers.

As you begin the listing process, your agent will set up a time to photograph your home. Showing your home is about creating a storyline. Not only are homebuyers looking for certain specifications and amenities in their new home, they are looking for a house that will give them the lifestyle they seek. To remedy this, you must ensure your home has an ambiance that is appealing to a broad audience.

To create your virtual “storyline”, you must develop a plan.

• Remove Clutter: Grab a box and walk through each room picking up toys and taking old magazines to the recycling bin.
• Tidy Up:  Sweep the floors and wipe down counters and mirrors. Replace burnt out light bulbs.
• Make Repairs:  Re-grout tiles, fix drawers and cabinets.  Old, dated wallpaper can turn some buyers off.  If you have very obvious issues in your home that need attention, there will be buyers who notice. Making these repairs before your photos are taken could increase the number of buyers who request a showing.
• Remove unnecessary knick-knacks and décor:  Less is more when it comes to photos.  You want a room itself to shine through.
• Stage Rooms:  Set up your dining room and table with your best china. Light candles and set out fresh flowers. In your kitchen, have a plate of fresh cookies sitting on a plate and clutter-free counters.
• Clean-Up the Yard:  Fresh plants and flowers can make your house pop in photographs.

Be sure to embrace natural light during the photography session and arrange for the photographer on a sunny day.  Not only do buyers look for homes that are light and bright, but natural light also has a way of opening up spaces. The photographer should take several pictures of each room from different angles to get the full scope of the space.  

HAR.com allows for your agent to list up to 16 pictures of your home. These photos collectively tell potential buyers the tale of your home; and the more pictures potential buyers see, the more they can incorporate their own “storyline” into that house.

Yesterday, the Texas Educational Agency released its 2010 school accountability ratings with 239 school districts and 2,624 schools receiving the coveted “Exemplary” rating. Nineteen percent of the school districts in Texas received this rating, 24 of these districts were in the Houston area including the Conroe school district. Forty-six area districts earned the second highest rating of Recognized, including the Klein, Cy-Fair, Tomball, and Humble ISD’s.

To put this data into perspective, it is important to understand the methodology behind these ratings. To earn the highest rating, 90 percent of the district’s students must pass the TAKS (Texas Acknowledgement of Knowledge and Skills) exams, 95% of high school students must graduate on time or return for a fifth year, and the district must maintain a middle school dropout rate of 1.8% or less. For “Recognized” status, a school or district must maintain an 80% pass rating on the TAKS exam, an 85% graduation rate, and a 1.8% or lower dropout rate among seventh and eighth graders. Five hundred and ninety-seven districts and 3,153 schools statewide earned this rating.

Following the “Exemplary” and “Recognized” designations are the “Acceptable” and “Academically Unacceptable” ratings. The Acceptable rating was earned by 298 school districts and 1,456 schools, while 45 districts and 125 schools were Academically Unacceptable. Specific details on the scoring system can be located at http://www.tea.state.tx.us.

School districts do tend to drive home values as families are attracted to areas with good schools, creating a consistent demand for housing in these areas. Conversely, underperforming schools drive less demand and cause housing prices to suffer. The school district should be one of many factors considered by consumers in the home buying process, but certainly not the only factor.