Tuesday, December 14, 2010

Fewer homeowners underwater in the third quarter



NEW YORK – Dec. 14, 2010 – The number of homeowners who owe more than their houses are worth fell for the third straight quarter this summer.

About 10.8 million households, or 22.5 percent of all mortgaged homes, were underwater in the July-September quarter, housing data firm CoreLogic said Monday. That’s down from 23 percent, or 11 million households, in the second quarter.

The decline came mainly because more homes had fallen into foreclosure and not because home prices had increased.

In a healthy housing market, about 5 percent of homeowners with a mortgage owe more than their homes are worth, CoreLogic’s economist Sam Khater estimates. The firm does not have historical data before the third quarter of 2009.

The ranks of underwater borrowers will remain high and likely rise because home values are expected to fall through the middle of next year. About 2.4 million hold only 5 percent or less equity in their homes, putting them near the tipping point if prices in their area fall.

Two-thirds of homeowners in Nevada who have a mortgage had negative home equity, the worst in the country. It was followed by Arizona, Florida (45% of homeowners with a mortgage owe more than homes are worth), Michigan and California.

However, Nevada, Arizona, California and Florida also posted the biggest decline in negative equity, mostly because a high percentage of severely underwater borrowers in those states fell into foreclosure.

Oklahoma had the smallest percentage of underwater homeowners in the third quarter at 6 percent. Only nine states recorded percentages less than 10 percent.

The total amount of negative equity decreased to $744 billion nationwide, down from $766 billion in the previous quarter.
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Saturday, December 11, 2010

Americans still want to own a home


WASHINGTON – Dec. 10, 2010 – A new study released by Fannie Mae finds that most Americans – both those who currently own their homes and those who rent – strongly aspire to own a home and to maintain homeownership, despite ongoing turmoil in the housing market. However, demographic trends, such as fewer married couples and less families with children resulting in shrinking households – combined with financial caution among consumers –contribute to an increased willingness to rent.

The Fannie Mae 2010 Own-Rent Analysis is based on extensive primary research with homeowners and renters, including focus groups and a quantitative survey. It incorporates U.S. Census Bureau data, micro- and macro-economic parameters, and explores the factors influencing consumers’ decisions to buy or rent a home. The latest release highlights two of four major themes of the analysis in reports titled, Persistence of the Homeownership Aspiration and Housing Choices Throughout the Lifecycle and the Impact of Changing Demographics.

The reports are available here. The remaining two themes will be announced next week.

According to the study findings, 51 percent of current owners and renters say that the housing crisis has not affected their overall willingness to buy a home. But while homeownership aspirations are high for the long-term, Americans have near-term doubts about buying. Overall, one-third of Americans (33 percent) would be more likely to rent their next home than buy, up from 30 percent in January 2010. Among renters, 59 percent said they would continue to rent in their next move compared to 54 percent in January 2010.

“Despite Americans’ strong desire to own their homes, our study reveals that life events are greatly influencing families’ decision to rent. This trend, coupled with the housing crisis, has caused consumers to approach homeownership with greater caution and thoughtfulness,” says Doug Duncan, Fannie Mae Vice President and Chief Economist.

Shifting U.S. demographic and lifestyle trends correlate to consumers’ housing decisions, which may have long-term implications for the housing market. For example, married couples are historically more likely to own than other households, but traditional married couples are a shrinking portion of the population. Additionally, children increase the propensity to own a home, historically, although many families with children (particularly single mothers) currently rent because of financial constraints; but the percentage of households with children is declining.

“The data in the analysis aligns with what we’re seeing in the market. More Americans are viewing rental housing as an attractive and sustainable housing option. As a result, we remain focused on helping America’s working families – many of whom have incomes at or below the median in their communities – live in quality, sustainable, affordable rental housing,” said Ken Bacon, executive vice president of Fannie Mae’s Multifamily Mortgage Business.

The analysis, based on telephone survey interviews with 2,041 members of the United States general population (plus 1,566 additional respondents from geographic areas of interest) and research by Fannie Mae, compares current consumer actions, attitudes and financial considerations with historical consumer behaviors, market experience and economic conditions.

The study identified four key themes of the “owning versus renting” decision-making process, and results are available in a series of themed reports that cut the data across consumer life stage; ethnicity/race/immigration status; and demographic, geographic, housing and economic status.

Overview of key findings

• Fifty-one percent of those surveyed say the housing crisis had little or no impact on their intention to buy or rent, versus 27 percent who said they are more likely to buy and 19 percent who said they are more likely to rent.

• 89 percent homeowners and 44 percent of renters believe they would be better off owning their homes, given their current financial situations.

• Lifestyle considerations generally influence consumers’ decision to buy a home, while renting tends to be a financial consideration.

• From January 2010 to third quarter 2010, the percentage of renters who say they will probably continue to rent in their next move increased from 54 percent to 59 percent.

• Per Fannie Mae calculations, 64 percent of renters who do not plan to own and half of those who do plan to own probably do not have sufficient income to qualify for the mortgage on a median-priced home.

• Single (unmarried) respondents are least likely to own and report the lowest level of satisfaction with their housing choices. After controlling for age, income, wealth and a number of other factors, regression analysis indicates that married/partnered couples are 2.5 times more likely to own than other respondents.

• Respondents with children generally have higher homeownership rates than those without children after controlling for age and income, and having children is cited as a major reason to buy a home by approximately three quarters (76 percent) of the general population.

• Americans 50 and older are more likely to believe they are better off owning than renting than any other age group, and are increasingly able to realize homeownership aspirations as they age. A person age 65-74 is 3.5 times more likely to own than a person under 25.

• The housing crisis has had the greatest impact on younger Americans. Since the housing crisis, homeownership for those 25 to 29 years has declined 11 percent since peak rates, compared with a decline of 5 percent among those 35 to 44 and less for those 45 and older.

• Married couples, statistically most likely to own a home, represent a shrinking portion of the population – 50 percent of households in 2009, compared with 56 percent in 1990.

• Although having children increases consumers’ propensity to own a home, renters are more likely than owners to have children under 18 living at home.

• 58 percent of single mothers rent versus 32 percent overall for households with children under the age of 18.

• The percentage of families with children is declining overall, and reached an all-time low of 45 percent in 2009.

• Homeownership rates increase with age, and the U.S. population is experiencing an aging trend fueled by the baby boomers. Thirty-eight percent of households were headed by someone 55 or older in 2009, versus 35 percent in 1990.

• Possibly reflecting changing demographics and economic caution, recently, the size of new homes has begun to decrease, reversing a long-standing trend of more space per person. There has been a 6 percent decline in median square footage of new homes from the peak of the housing bubble in 2006 to the second quarter of 2010.

© 2010 Florida Realtors®

Thursday, December 9, 2010

Seven year-end, tax-planning ideas for individuals


WASHINGTON – Dec. 9, 2010 – Despite confusion created by recent and probable year-end tax legislation changes, the 2010 federal income tax environment is still quite favorable, noted Robin Christian, senior tax analyst for the Tax & Accounting Business of Thomson Reuters. “However, we may not be able to say that after 2010; therefore, tax planning actions taken between now and year-end may be more important than ever. Be careful though – Congress could change the ball game before the end of the year.”

Following are seven planning ideas to consider while there is still time to act before the end of the year.

1. Accelerate itemized deductions into this year. If your Adjusted Gross Income (AGI) will be more than $170,000 ($85,000 if you are married and file separately) next year, you may want to accelerate into 2010 your state and local tax payments that are due early next year. You may also want to prepay in 2010 some charitable donations that you would normally make in 2011. Why? Because for 2010, the phase-out rule that previously reduced write-offs for the most popular itemized deduction items (including home mortgage interest, state and local taxes, and charitable donations) is gone, but is scheduled to come back in 2011, unless Congress takes action to prevent it, which looks increasingly unlikely.

If the phase-out rule comes back as expected, it will wipe out $3 of affected itemized deductions for every $100 of AGI above the applicable threshold. For 2011, the AGI threshold will probably be around $170,000, or about $85,000 for married individuals who file separate returns. Individuals with very high AGI may have up to 80 percent of their affected deductions wiped out.

2. Think twice before deferring income into 2011. This strategy makes sense if you are confident you will be in the same or lower tax bracket next year, but the tax picture for 2011 is blurry. With just weeks left in 2010, the fate of many tax provisions for 2011 and beyond is still unknown.

3. Time your investment gains and losses and consider being bold.
 As you evaluate investments held in your taxable brokerage firm accounts, consider the impact of selling appreciated securities this year instead of next year. The maximum federal income tax rate on long-term capital gains from 2010 sales is 15 percent. However, that low rate only applies to gains from securities that have been held for at least a year and a day. In 2011, the maximum rate on long-term capital gains is scheduled to increase to 20 percent. That will happen automatically unless Congress takes action, which currently seems unlikely.

To the extent you have capital losses from earlier this year or a capital loss carryover from pre-2010 years (most likely from the 2008 stock market meltdown), selling appreciated securities this year will be tax-free because the losses will shelter your gains. Using capital losses to shelter short-term capital gains is especially helpful because short-term gains will be taxed at your regular rate.

What if you have some poor performing securities (currently worth less than you paid for them) that you would like to dump? Biting the bullet and selling them this year would trigger capital losses that you can use to shelter capital gains, including high-taxed short-term gains, from other sales this year. If you think your investments that are currently underwater are poised for a comeback, you can buy them back after taking a loss as long as you do not reacquire them within 30 days.

If selling many poor performing securities would cause your capital losses for this year to exceed your capital gains, no problem. You will have a net capital loss for 2010. You can then use that net capital loss to shelter up to $3,000 of this year’s high-taxed ordinary income from salaries, bonuses, self- employment, etc. ($1,500 if you are married and file separately). Any excess net capital loss gets carried forward to next year.

Selling enough poor performing securities to create a big net capital loss that exceeds what you can use this year might turn out to be a good idea. You can carry forward the excess net capital loss to 2011 and beyond and use it to shelter both short-term gains and long-term gains recognized in those years, plus up to $3,000 of ordinary income each year-all of which may well be taxed at higher rates after 2010. This can also give you extra investing flexibility in future years because you will not necessarily have to hold appreciated securities for more than a year to get better tax results.

4. Maximize contributions to 401(k) plans.
 If you have a 401(k) plan at work, you can tell your company how much you want to set aside on a tax-free basis for next year. Contribute as much as you reasonably can, especially if your employer makes matching contributions. You turn down “free money” when you fail to participate to the maximum match.

5. Take advantage of flexible spending accounts (FSAs).
 If your company has heath or child care FSAs, before year-end you must specify how much of your 2011 salary to convert into tax-free plan contributions. You can then take tax-free withdrawals next year to reimburse yourself for out-of-pocket medical and dental expenses and qualifying child care costs (depending on the type of plan). Watch out, though, FSAs are “use-it-or-lose-it” accounts – you do not want to set aside more than what you will likely have in qualifying expenses for the year. And, starting in 2011, over-the-counter drugs (e.g., aspirin and antacids) will no longer qualify for reimbursement by health FSAs, so you may need to consider that when determining your 2011 contribution amount.

If you currently have an FSA, make sure you drain it by incurring eligible expenses before the deadline for this year. Otherwise, you will lose the remaining balance. For health FSAs, it is not difficult to drum up some items such as: new glasses or contacts, dental work you may have been putting off, or prescriptions that can be filled early. Also, for 2010, over-the-counter drugs still apply.

6. Adjust your federal income tax withholding. If it looks like you are going to owe income taxes for 2010, consider bumping up the federal income taxes withheld from your paychecks now through the end of the year. When you file your return, you will still have to pay any taxes due less the amount paid in. However, as long as your total tax payments (estimated payments plus withholdings) equal at least 90 percent of your 2010 liability or if smaller, 100 percent of your 2009 liability (110 percent if your 2009 adjusted gross income exceeded $150,000; $75,000 for married individuals who filed separate returns), penalties will be minimized, if not eliminated.

7. Make energy efficiency improvements to your home.
 A great way to cut energy costs and save up to $1,500 in federal income taxes this year is to make energy efficiency improvements to your principal residence. Basically, if you install energy efficient insulation, windows, doors, roofs, heat pumps, furnaces, central A/C units, hot water heaters or boilers, or advanced main air circulating fans to your home during 2010, you may be entitled to a tax credit of 30 percent of the purchase price. However, the maximum total credit you can claim for 2009 and 2010 combined is limited to $1,500. Without Congressional action, the credit will not be available after 2010.
AP Logo Taxpayers should consult with a personal tax advisor before applying these or other tax strategies.
 
Copyright © 2010 The Associated Press.

Wednesday, December 8, 2010

Property values to ease decline next year



TALLAHASSEE, Fla. – Dec. 7, 2010 – State economists forecast that 2011 will mark the fourth consecutive year of tumbling property values across Florida, as the once red-hot real estate market fades into the recession’s mist.

But the good news: The slide is easing, according to the Legislature’s Office of Economic and Demographic Research (EDR). In its latest analysis, posted Sunday on the EDR website, taxable value is projected to drop 1.45 percent next year compared with an 11.09 percent plunge in 2010.

While a few, mostly rural counties may see average values actually tick upwards, areas as Lee County, ravaged by the housing collapse, are forecast to see no change after three consecutive years of double-digit losses.

In South Florida, this year’s 13.2 percent decline in taxable value across Miami-Dade, could ease to 5.7 percent in 2011; Broward’s 12.8 percent drop is predicted to level off at a drop of less than 1 percent.

Signs of a halt in the freefall are statewide, economists said. Hillsborough County is on track for a 1.3 percent drop next year, compared with more than 11 percent declines each of the past two years. Orange County could see a decline of less than 1 percent after enduring two straight years of losses topping 10 percent.

Florida’s once-roaring real estate market went into retreat in 2008, spiking unemployment and draining much of the property-tax revenue cities and counties depend on to finance government. Residential property is leading the comeback – as feeble as it may be – with values for both homesteaded and investment property expected to gain slightly in 2011.

But still down: agricultural and commercial space, which will decline again next year, economists said.

Source: News Service of Florida

Monday, December 6, 2010

More Americans want a smaller home in the suburbs


NEW YORK – Dec. 6, 2010 – McMansions are rapidly becoming the housing equivalent of harvest gold appliances as more Americans opt for smaller residential footprints, according to a consumer lifestyle survey.

In the Relocation.com lifestyle survey, homeowners and buyers were asked to weigh in on what they considered the ideal home size. Forty-eight percent of the respondents indicated that their ideal home size would range from 1,000 to 1,999 square feet, while 29 percent prefer homes that are 2,000 to 2,999 square feet. By comparison, five years ago, according to NAHB (National Association of Homebuilders) the average home’s square footage was 2,400 square feet, nearly 400 square feet bigger than what many homebuyers desire today.

The survey also found that 54 percent of Americans indicated a preference for living in a suburban neighborhood. Urban and rural neighborhood settings were preferred by 24 percent and 22 percent, respectively, of survey participants. Surprisingly, the survey revealed that cost of a residence is not the main deciding factor when purchasing a home. In fact, only 29 percent of respondents stated living costs as the most important reason when considering a move.

“We’re definitely seeing more Americans downsizing due to the current state of the economy,” said Relocation.com Chairman and Founder Sharon Asher. “But as more homeowners rethink how much space they need, I think we’ll continue to see more innovative approaches to living well and sustainably within a smaller footprint.”

The survey of subscribers to Relocation.com was conducted in mid-October, 2010. The company sent email invitations to 146,000 people who expressed an interest in relocating. For the full survey results, go to:http://www.relocation.com/survey/102010_us_consumer.html.

© 2010 Florida Realtors®

Friday, December 3, 2010

Mortgage rates rise to 4.46% as economy lifts


Mortgage Rate Trend Index
Now may be the time to lock in rates: A solid majority (64%) of industry experts polled by Bankrate.com this week believe mortgage rates will rise over the next week or so. However, 14% think they’ll fall; and 22% believe rates will remain relatively unchanged.
WASHINGTON – Dec. 3, 2010 – Rates on fixed mortgages edged up again this week after hitting their lowest level in decades last month.

Freddie Mac said Thursday that the average rate for 30-year fixed loans rose to 4.46 percent from 4.40 percent last week. Three weeks ago, the rate hit 4.17 percent, the lowest level on records dating back to 1971.

The 15-year loan also rose, to 3.81 percent from 3.77 percent. It hit its lowest point since the survey began in 1991 a month ago, when rates fell to 3.57 percent.

The brightening economic picture has reversed the direction of mortgage rates, which had been falling since April. Investors seeking higher returns are shifting money from bonds into riskier investments such as stocks.

As demand for Treasurys decreases, investors demand higher yields from the government. Mortgage rates tend to track those yields.

Those yields have risen from yearly lows as the economic picture brightened over the past month. They climbed again Wednesday after reports showed factories boosting production, auto sales rising and many regions of the country seeing stronger economic growth.

The low rates have had a limited impact on the struggling housing market. The number of people signing contracts to buy homes increased for the third straight month in October, the National Association of Realtors said Thursday. But contract signings remained low after hitting a decade low in June.

To calculate average mortgage rates, Freddie Mac collects rates from lenders across the country on Monday through Wednesday of each week. Rates often fluctuate significantly, even within a single day.

Rates on five-year adjustable-rate mortgages averaged 3.49 percent, up from 3.45 percent a week earlier.

Rates on one-year adjustable-rate home loans edged up to 3.25 percent from 3.23 percent last week.

The rates do not include add-on fees, known as points. One point is equal to 1 percent of the total loan amount.

The average fee for a 30-year mortgage in Freddie Mac’s survey was 0.8 point. It was 0.7 point for 15-year fixed loans and 0.6 point for five-year and one-year mortgages.
The fees were unchanged from last week.
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