The Fiscal Cliff Explained

US President Barack Obama meets for budget tal...

It’s the phrase that will be dominating the airwaves in the days and months to come as the pundits and prognosticators leave the 2012 election behind and turn their attention to dire predictions of economic collapse should the government allow us to tumble over “the fiscal cliff.”

So, exactly what is the fiscal cliff and why is everyone so worried about it?

At its core, this economic event destined to dominate our lives for the foreseeable future is an accident of timing resulting in a one-two punch.

Think of it as the economic version of Hurricane Sandy that ripped through the northeast in the past few weeks. On its own, the hurricane could cause a lot of damage. However, when two additional weather fronts—that just happened to be in the wrong place and the wrong time—combined with the hurricane, Sandy became an exponentially devastating storm, causing loss of life and billions upon billions in property losses.

One hopes that nobody will die as a result of the fiscal cliff. However, it is very serious, indeed.

If economists are correct, the failure to resolve this problem could send the U.S. economy into a severe contraction as money is sucked out of our pockets due to a rise in the tax payments that will be required of the average American family at the very same time less money will be flowing into our pockets due to dramatic cuts in government spending.

It begins with the December 31, 2012 expiration of the Bush tax cuts. These were originally scheduled to expire at the end of 2010 but were extended two years ago in a horse trade between President Obama and the GOP controlled Congress. You may recall the December deal, following on the heels of the Republican wave election victory of 2010, wherein President Obama agreed to continue the tax cuts for all Americans in exchange for Congress agreeing to extend long-term unemployment benefits for the many Americans who were out of work.

Should the Bush tax cuts now be permitted to expire, taxes will go up for most Americans—an increase that would extend to the taxes we pay on our earnings, investments and inheritance along with the removal of a number of tax incentives that have been made available to businesses for things such as research and development.

But the expiration of the Bush tax cuts is just the beginning.

The temporary, two percent reduction in payroll taxes that the Obama administration pushed through so that consumers could have a few more dollars to spend is also scheduled to end on December 31 of this year along with the long term unemployment benefit extension mentioned above.

Adding to the misery is the reality that, beginning on January 1, some 26 million households will again become subject to the alternative minimum tax which is estimated to raise taxes for many Americans by as much as $3,700.

When it is all said and done, the expectation is that the average American household will be paying $2,000 to $3,000 more in taxes each year—leaving them with $2,000 to $3,000 less to spend in our consumer driven economy.

Not a good thing as we struggle to get the economy on a more solid footing.

But we’ve only just gotten started.

While the expiration of all these laws that have provided Americans a measure of tax relief dating back to 2001 will deliver the ‘set up’ punch, the ‘closer’ comes from the sudden and immediate reduction in government spending that hits on January 1—courtesy of the failure of the White House and the Congressional GOP to reach a more reasonable agreement in 2011 to resolve the debt ceiling crisis.

This is the ‘sequester’ you’ve heard so much about.

The cuts hit all areas of the federal budget, including a $55 billion reduction to the Pentagon’s budget in 2013, a reduction of payments to physicians participating in Medicare, substantial cuts to FEMA and the Dept. of Education budget along with a host of serious reductions across the wide ranging operations of the federal government.

What’s more, few players on either side of the political aisle actually like these large budget cuts.

While many welcome spending cuts that will begin to deal with our dangerously high national deficit, the speed and immediacy of these cuts—coming at a time when the economy remains in a precarious position made all the more complicated by the scheduled rise in the tax obligations discussed above—could have a very negative impact on the economy.

Bear in mind that Congress passed the sequester never really intending it to go into effect. The idea had been to create legislation that would produce spending cuts  so distasteful to both sides of the aisle that its mere existence would force everyone involved to come up with a more acceptable deal in order to allow the debt ceiling to rise.

As you will remember, that deal was never achievable, leaving us to face these draconian reductions that hit in January.

When you add up the increased payment of taxes and the cuts in government spending, we are looking at taking somewhere around $800 billion out of the U.S. economy next year—producing the potential for devastating consequences.

So, are we all just toast or is there something that can be done?

Certainly, the fiscal cliff can be avoided.

It simply involves Congress and the White House coming to terms on a deal that will extend the Bush tax cuts for some or for all—along with the possibility of also extending some additional items of tax relief such as the 2 percent payroll tax cuts—for an additional period of time so as to avoid an economic catastrophe resulting from Americans having less money to spend. At the same time, the parties would need to work out an agreement on how to lower our deficit without throwing the economy into a tailspin by abruptly removing too much of the large amounts of money the government spends in our economy each and every year, money that comprises a significant contribution to our GDP.

Of course, it is not really so simple at all given that our political parties disagree on how this should all be done.

President Obama has drawn what appears to be a strong line in the sand, insisting that the Bush tax cuts be extended for everyone except those who earn more than $250,000 a year.

The President believes that the additional money that would flow into the government from the highest earners via slightly higher taxes would allow government to proceed with its plans to cut the deficit without having to go forward with all of the intense and immediate cuts to government services and programs scheduled to take place in 2013. There would still be cuts to the government budget, however, with the increased revenue coming in from the nation’s highest earners, the cuts would not be quite so severe as they would be spread out over a longer period of time, thereby having less of an impact on the total economy.

When you couple a less painful reduction in government spending with Obama’s plan to leave the overwhelming majority of Americans untouched by any tax increases, he believes we can accomplish the goal of starting the process of reducing our deficit without throwing the nation into an economic tailspin.

The Congressional Republicans are insistent that the tax cuts be extended to all Americans, including the highest earners. At the same time, they argue that some new taxes set to go into effect, most particularly some taxes created by the Affordable Care Act, should be repealed in the belief that that these new taxes will put a further strain on business and, therefore, the economy.

The Congressional GOP would also like to see the cuts to the government budget remain significant—however they do not like where some of the cuts being made, most particularly, the cuts to the defense budget. Were the GOP to have its way, the cuts would extend far more into government entitlement programs rather than being placed on the defense side of the spending equation.

Republicans additionally argue that forcing our highest earners —the people Republicans like to call ‘job creators’—to pay more in taxes will have a detrimental impact on business—particularly small business—and that will result in fewer jobs at a time when job creation is priority number one.

These issues are where the battle lines have been drawn.

Clearly, compromise is required if we are to avoid tumbling over the edge of this fiscal cliff. The problem is that the word compromise, once a ten-letter word, has become a four-letter word among many of the more extreme Republicans who have entered the House of Representatives and the Senate over the past few elections. And, to be fair, Democrats are rarely in a compromising mood when it comes to cuts to entitlement programs.

The end result is that our dysfunctional government is about to face one of its most significant tests.

Failure to work towards a compromise will leave every American exposed to the dangers of a reversal in the economy at a time when it appears to finally be getting its legs underneath itself.

But compromise will only come if Americans insist on intelligent, reasonable behavior on the part of our elected officials—behavior that has been sadly missing largely because so much of the American public has given up on the time honored benefits of meeting in the middle.

In recent years, too many Americans have been unwilling to acknowledge that well-intentioned people of different political ideologies have the right to contribute to the discussion, instead believing that a  “my way or the highway” approach is the way to go. Well, we are now coming to the end of that highway and Americans have a choice.

If we open our ears and minds to what our political opponents have to say and recognize that this is their country too, we can create an environment where the politicians will have no choice but to do the same. Remember, if the politicians go down in a blaze of political posturing and spiteful recrimination, they are taking us down with them.

The good news is that you have more to say about this than you think. You and I send these people to Washington and you and I can bring them right back home again if they don’t pay attention.

So let your elected representatives know you are watching. Send them emails encouraging them to be open to compromise. Let them know that you are paying attention and that you do not intend to be forgiving if these boneheads blow up our economy because they cannot behave like grown-ups.

Remember that, despite your own strongly held beliefs and principles, when government properly performs its role, nobody gets everything they want and nobody loses everything they want. And if you find that idea troublesome, try to keep in mind that this is precisely how America became great.

Do that, and this will all have a much happier ending for all Americans.

contact Rick at thepolicypage@gmail.com and follow me on Twitter @rickungar


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Rising rents outpacing home sale prices

By Vicki Needham - 11/05/12 04:30 PM ET

Increasing rents are outpacing the rise in home prices as the housing market makes gradual improvement.

Rents rose 5.1 percent year over year, with price increases driven by job growth, fewer vacancies and completed foreclosures, according to a housing index released Monday by Trulia, a group that tracks the market’s trends.

Asking prices rose 0.7 percent in October, while increasing 2.9 percent year over year.

“Home prices are climbing in most local markets and in eight of the 11 swing states,” said Jed Kolko, Trulia’s chief economist.

 

“Rising prices have taken pressure off the presidential candidates from having to come up with detailed plans to help the housing market, and that’s a big reason why they haven’t focused on housing in the 2012 campaign.”

 

Rents were up even in cities where sales prices fell, with bumps of 7.7 percent in Chicago and 8.6 percent in Philadelphia.

Excluding foreclosures, asking prices rose 3.6 percent.

Home prices were up year over year in 69 of the 100 largest metros, with prices in Phoenix up almost 25 percent, while they were down more than 5 percent in Chicago.

The top 10 price increases, which ranged from 8.7 to 24.9 percent, included three cities in California — San Jose, Oakland and San Francisco.

By the end of December, prices nationally should be just 1.1 percent below their level in January 2009.

Houston led the way in rising rents, with the top 10 metros seeing increases between 6 and 16.5 percent in the past year.

“Continued widespread price increases are good for homeowners but not for home-seekers,” Kolko said. “For homeowners, rising prices add to their wealth and help bring underwater borrowers closer to positive equity. For home-seekers, however, rising prices could put homeownership out of reach.”

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1.7 million new renters expected in next three years

Posted by kpanchuk on 11/6/12 at 8:59am

The changing dynamics of today’s housing market could create 1.7 million new multifamily renters between now and 2015, Freddie Mac’s Multifamily Research Group said this week.

The government sponsored enterprise expects the homeownership rate to fall 1 to 2 percentage points if the slow economic recovery continues.

The nation’s expanding renter pool is the result of economic stress, high foreclosure rates and changing demographics, the research group asserted in a new study.

The takeaway from the study is that rental demand is only expected to rise in the coming years.

Individuals and families looking for homes to rent also increased in recent years as the pool of qualified homebuyers shrinks.

The single-family rental market has grown 16% since 2007, suggesting renting is popular across housing product types.

“The research supports the optimism that currently pervades the multifamily market,” said David Brickman, senior vice president of Freddie Mac Multifamily. “It confirms that multifamily is a bright spot in the real estate market and the economy more broadly, and it will likely continue to shine for quite some time.”

kpanchuk@housingwire.com

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Single-family homes are hot investments

As more companies convert foreclosures to rentals, publicly traded single-family home REITs may be on the way

November 01, 2012|Amy Hoak, MarketWatch

CHICAGO (MarketWatch)—Investing in single-family homes is becoming big business and a driving force stabilizing home values in communities across the country, as institutional investors see value in foreclosures that can have new life as rental homes.

Soon, average investors may be able to get in the act, too—without having to buy a house themselves.

That’s because some in the industry are more than kicking around the idea of creating publicly traded real-estate investment trusts, or REITs, for single-family rental homes.

“To date, there has been no publicly traded vehicle in which any investor can participate in the housing recovery. Our goal is to remedy that,” said Stephen G. Schmitz, chairman and chief executive of American Residential Properties, a real-estate investment company that acquires, renovates, leases and manages single-family properties. Today, there’s really no vehicle for an investor to play in the space “unless he wants to get a pickup truck and tool belt and wants to buy two or three houses.”

Currently, American Residential Properties, based in Scottsdale, Ariz., is operating as a private REIT, after selling $224 million of stock, mainly to institutional investors, at the beginning of the year. But in the future, there’s a good chance the REIT may be heading for an initial public offering.

“It is something that we’re actively considering,” he said.

Others are as well.

“Investment bankers in this space clearly believe that it’s inevitable to see multiple publicly traded REITs,” said Colin Wiel, managing director of Waypoint Homes, based in Oakland, Calif., another company in the business of acquiring and renting out single-family homes that is considering the possibility of becoming a publicly traded REIT.

Right now, publicly traded REITs include those based on apartment properties as well as retail, office and industrial space.

It is possible that new single-family publicly traded REITs could be on the scene early next year, said Rick Sharga, executive vice president at Carrington Mortgage Holdings in Santa Ana, Calif., which also invests in single-family homes and turns them into rentals.

But when the opportunity arrives, investors should exercise caution.

REITs are fairly conservative products by nature because the underlying assets include a large number of properties, Sharga said. At the same time, you can’t compare existing residential REITs based on apartment buildings to ones based on single-family homes, he said. It’s still unclear if the renters in these properties will stay long-term, and it’s hard to anticipate how the properties will perform over the long haul.

“There’s no track record on these properties,” Sharga said.

Budding industryIt’s a new concept, buying single-family properties and renting them out on a large scale. In the past, it was mainly individuals who owned and leased out these properties.

 

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Are Rising Rents Too Much of a Good Thing?

Oct 19, 2012 12:18 PM, By Bendix Anderson, Contributing Writer

It seems like such good news—apartment rents are rising faster than inflation. That means more profits for real estate investors.

 But there’s also a risk. When rents rise faster than the paychecks of your residents, then that puts pressure on their budgets. Eventually they may look for other options. If you’ve carefully marketed your apartment community to a certain set of residents—say retirees or workers at the local hospital—it’s bad news for you if those people can no longer afford to live there.

“Landlords need to be careful,” says Brad Doremus, senior analyst for data firm Reis, Inc., based in New York City. “They can’t raise rents forever or they come up against that budget constraint.” Property managers should worry about competition from new rental housing, cheaper rental housing and even for-sale housing. Eventually it will become clear to everyone that the for-sale housing market has bottomed and prices are rising, and residents paying sky-high rents will start looking seriously at homes or condominiums.

 

INCREASED PRESSURE ON RENTERS

 

How high is the pressure on your renters? The cost of housing rose 52 percent between 2001 and 2010. The cost of transportation rose 33 percent. Taken together, that works out to a 44 percent increase. But over the same period, household incomes rose just 25 percent. Taken together, it adds up to a huge loss of disposable income, according to “Losing Ground: The Struggle of Moderate-Income Households to Afford the Rising Cost of Housing and Transportation,” a new report from the Center for Housing Policy and the Center for Neighborhood Technology.

And a loss of disposable income is a big problem for many renters.

The cost of rental housing has risen even more since 2010. Effective rents on average grew 2.9 percent between end of the third quarter 2012 and the same time last year, inching out the consumer price index, according to Reis. CPI rose 2.0 percent over the year that ended in September. The year-over-year rent hikes were much higher in hot markets like San Jose (4.2 percent) and San Francisco (5.8 percent).

Once you add transportation and housing together, the cost can be overwhelming for moderate-income people. The report defines “moderate-income” as people who earn between 50 percent and 100 percent of the area median income. That’s between $30,000 and $60,000 a year in most markets. These families now pay more than three out of every five dollars—59 percent of their income, on average—on housing and transportation costs.

“The landlord might think there is an opportunity to raise rents, but the market might be volatile enough that they back themselves into a corner,” warns Scott Bernstein, president of CNT. Rental residents may be forced to downsize to other, cheaper housing.

 

THE NUMBERS HAVE A BRIGHTER SIDE

 

But Bernstein also sees an opportunity in the numbers. An apartment community that is located in a place where transportation is less expensive may become much more attractive for households looking to reduce their expenses.

If a moderate-income family can live in a place where the need one less car to get around, that works out to a 10 to 15 percent increase to their disposable income. “It’s the equivalent of 10 percent to a 15 percent raise,” says Bernstein. Smart Growth advocates like Bernstein encourage “location efficient” new development, where residents can walk or take the train to amenities like shopping and employment.

Looking at the cost of housing and transportation together also shows real estate investors what not to worry about. Competition from for-sale housing built far away from jobs and services is probably not coming back anytime soon. “This undercuts the whole idea of ‘drive till you qualify,’” says Bernstein. “I don’t see those markets turning around quickly.”

In contrast, apartments in efficient locations are attractive to renters on a budget. “Press your advantage on transportation,” says Bernstein. “Tell people what it costs to get to a from that building typical locations.”

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Zillow to show homes in foreclosure, before they are listed

Company expects some criticism for putting personal data at consumers’ fingertips

ForeclosureA Cook COunty sheriff’s deputy puts a foreclosure notice on the door of a Chicago home. (Nancy Stone/Chicago Tribune photo / October 24, 2012)
By Mary Ellen PodmolikTribune staff reporter8:12 a.m. CDT, October 25, 2012

Zillow will display detailed information on approximately 1.5 million homes that are in foreclosure but are not yet for sale, in a bid to position itself as the go-to web site for homebuyers.All of the data that Zillow is making available is public information but until now, accessing it typically required buying a subscription to a website or a trip to county courthouses, digging through individual case records. By putting such personal data at consumers’ fingertips, the Seattle-based realty website acknowledges it may face criticism regarding privacy concerns.However, the Seattle-based company views its latest site enhancement, which went live late Wednesday night, similarly to when it shook up the real estate market in 2006 by debuting a site that listing individual home values, called ‘Zestimates,’ of for-sale and not-for-sale homes. The site today has information on more than 110 million properties. Back in 2006, the stated goal was to make potential homebuyers more market-savvy shoppers. It doesn’t see the addition of foreclosure data any differently.”It’s all part of the public record and what the buyer chooses to do with information is up to them and their real estate agent,” said Amy Bohutinsky, Zillow’s chief marketing officer. “Ultimately, what we’re trying to do is help buyers get a better picture.”

Anyone who logs in with a free account will have access to the information, which will also include completed foreclosures that have not been listed for sale.

The homes listed in ‘pre-market’ inventory will be properties where a foreclosure has been filed against the borrower but the action is not resolved. Among the details available for each property will be the address, the date and amount of the original mortgage, the unpaid balance and the dollar amount past due. It also will show the party that initiated the foreclosure action, an estimate of what the foreclosure sales price might be, based on the sales prices of nearby foreclosures, and details of where it is in the process. If the home was previously listed on Zillow as a for-sale home, that picture will be used. Otherwise, there will be a satellite view of the neighborhood.

The borrower’s names will not be listed.

When the additional information was added to the site late Wednesday night, it included 11,000 pre-market single-family homes and condominiums just within the city of Chicago.

Home shoppers have a need for the extra information, according to Bohutinsky, because the dearth of available homes listed for sale is constraining the housing market at a time when there are indications that the market has bottomed nationally and mortgage rates remain well under 4 percent for a 30-year, fixed-rate loan.

“What buyers can learn from this is what homes might be listed for sale soon, or they can actually try and buy the home out of the foreclosure process by making an offer to the owner or the bank,” she said. “It opens up a whole new category of inventory to people that they didn’t know existed.”

That so-called shadow inventory has been on the mind of real estate agents for years, as they waited for properties in foreclosure to make their way through the process and return to the market for resale. Foreclosure proceedings first slowed because of the volume of cases and more recently because of various state and federal investigations into how banks handled the cases. With many of those probes behind the mortgage lending industry, lenders are again seeking to push foreclosure cases through the system.

Still, according to RealtyTrac, it takes an average of almost two years to foreclose on a home in the Chicago area, so a property listed in Zillow’s pre-market inventory could be there a while before it’s officially listed for sale. On Thursday, RealtyTrac reported that foreclosure activity in the Chicago area rose 34 percent from 2011′s third quarter. During the past three months, notices of default, the first step in the foreclosure process were filed against 18,923 homes locally.

As information on those properties is entered in court databases, it would be added to Zillow’s site, which will be updated daily.

The company calls the addition of pre-market inventory a step forward in ‘consumer empowerment.”  Housing advocacy groups and counselors aren’t so sure.

“While, generally speaking, we support disclosure of public data, there is a big leap from the general case to a specific one,” said Katie Buitrago, a senior policy associate at Woodstock Institute, a Chicago-based research and public policy group. “It’s important to look at Zillow’s methodology, data coverage, and compliance with privacy laws before coming to any conclusions. Given that it’s not Zillow’s goal to help observers understand foreclosure trends but to facilitate real estate transactions, I would be concerned that they are not providing sufficient context for the general public to put foreclosure trends into perspective

Debra Olson, executive director of the DuPage Homeownership Center, worries that the easy access to personal data on homeowners’ financial problems not only makes them more likely to receive low-ball offers on homes but may also make them a target for mortgage-related scams.

“Many of the families that come in here that are in pre-foreclosure are able to get it turned around, either through the Illinois Hardest Hit program or through mortgage modifications or other means,” Olson said. “I understand that the information is already available through public court records but it takes some real digging. This just seems much too easy for predators.”

mepodmolik@tribune.com
Twitter @mepodmolik

 

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New home sales jump to near 2-1/2 year high in September

New housing construction is seen in Poolesville, Maryland, October 23, 2012. New U.S. single-family home sales surged in September to their highest level in nearly 2-1-2 years, further evidence the housing market recovery is gaining steam. REUTERS-Gary Cameron
New housing construction is seen in Darnestown, Maryland, October 23, 2012. New U.S. single-family home sales surged in September to their highest level in nearly 2-1-2 years, further evidence the housing market recovery is gaining steam. REUTERS-Gary Cameron

WASHINGTON | Wed Oct 24, 2012 10:50am EDT

(Reuters) – New single-family home sales surged in September to their highest level in nearly 2-1/2 years, further evidence the housing market recovery is gaining steam.

The Commerce Department said on Wednesday sales increased 5.7 percent to a seasonally adjusted 389,000-unit annual rate – the highest level since April 2010, when sales were boosted by a tax credit for first-time homebuyers.

Though August’s sales pace was revised down to a 368,000-unit pace from the previously reported 373,000 units, the tenor of the report was relatively strong, with the median home price of a new home rising 11.7 percent from a year ago.

Economists polled by Reuters had forecast sales rising to a 385,000-unit rate last month.

While the increase in sales last month added to signs of a broadening housing market recovery, new home sales are just over a quarter of their peak in July 2005. Compared to September last year, new home sales were up 27.1 percent.

The housing market is on the mend after collapsing in 2006 and dragging the economy through its worst recession since the Great Depression. Home sales are increasing, pushing down the stock of unsold properties, giving a modest lift to house prices and builders’ confidence to take on new projects.

However, the housing market recovery lacks the muscle to take the baton from manufacturing as the main driver of the economic recovery.

The recovery in the sector is being supported by record-low mortgage rates, which have been held down by the Federal Reserve’s ultra-accommodative monetary policy stance.

The U.S. central bank has targeted housing as a channel to boost growth, announcing last month that it would buy $40 billion in mortgage-backed securities per month until the outlook for employment improved significantly.

Though the inventory of new homes on the market rose 1.4 percent in September, it remained near record lows.

At September’s sales pace it would take 4.5 months to clear the houses on the market, the lowest since October 2005, down from 4.7 months in August.

Sales last month were up in three of the four regions. They tumbled 37.3 percent in the Midwest.

(Reporting By Lucia Mutikani; Editing by Andrea Ricci)

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Housing Market News: Existing Home Sales Down, Prices Up

Learn more about the latest housing market trends for existing home sales, new construction and mortgage interest rates.

ARTICLE |  | BY ADRIANA REYNERI

Sales of existing homes slowed in the month of September, but prices rose for the seventh consecutive month, according to a report released today by the National Association of Realtors, which hails the data as continued signs of a genuine recovery for the housing market.

Total existing home sales fell 1.7 percent from August to September to a seasonally adjusted annual rate of 4.75 million, but the pace of sales was 11 percent higher than the 4.28 million rate for September 2011, according to the realtors group. The national median price for all types of existing homes – including townhomes, condominiums and co-ops – was $183,900 in September, a year-over-year increase of 11.3 percent from September 2011.

“Despite occasional month-to-month setbacks, we’re experiencing a genuine recovery,” Lawrence Yun, the association’s chief economist, said in a statement. “More people are attempting to buy homes than are able to qualify for mortgages, and recent price increases are not deterring buyer interest.”

Distressed sales – homes in foreclosure or sold at deep discounts – made up nearly one-fourth (24 percent) of existing home sales in September, up from 22 percent in August but less than the 30 percent share for September 2011. Foreclosures sold at an average discount of 21 percent below market value in August, while short sales were discounted an average of 13 percent.

Total housing market inventory fell 3.3 percent in September to 2.32 million existing homes, a 5.9-month supply at the current sales rate. A year ago, the housing market had an 8.1-month supply of existing homes for sale.

“The shrinkage in housing supply is supporting ongoing price growth, a pattern that could accelerate unless home builders robustly ramp up production,” Yun said. Home builders appear to be doing just that, according data released by the Commerce Department on Wednesday. Housing starts rose by 15 percent in the month of September, following a 4 percent increase in August. The spike in activity brings the current pace of home construction to a seasonally adjusted annual rate of 872,000, a 35 percent increase from September 2011. The number of new building permits issued, a forward-looking indicator, rose nearly 12 percent from August to September. Home builders also expressed increasing confidence in the housing market, according to data released by the National Association of Home Builders on Tuesday.

Home mortgage interest rates remain near record lows, according to Freddie Mac, which reported an average rate of 3.37 percent for a 30-year fixed-rate mortgage, just off the record of 3.36 percent, and a new average low for a 15-year fixed rate mortgage of 2.66 percent.  Affordable rates are encouraging some buyers to enter the housing market, but tight credit conditions are continuing to constrain sales, according to anlaysts.

 

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Will The Real Credit Score Please Stand Up?

by Broderick Perkins

The credit score you buy may not be the credit score your lender uses when you apply for credit and, fortunately, most of the time it doesn’t matter.

However, for what the Consumer Financial Protection Bureau (CFPB) considers a “substantial minority,” the difference could make or break a mortgage application or application for other credit.

In from 1 percent to 24 percent of the time, the difference between consumer-purchased and creditor-purchased credit scores could toss consumers into one, two or more different credit-quality categories.

Which way the score goes, better or worse, often isn’t clear.

The CFPB’s new ”Analysis of Differences between Consumer- and Creditor-Purchased Credit Scores”is a follow up to CFPB’s report earlier this year, ”The Impact of Differences Between Consumer- and Creditor-Purchased Credit Scores,” which revealed the different sources and types of credit scores and potential for harm associated with the differences.

The new report attempts to quantify the impact of those differences and says consumers do not know ahead of time whether the scores they purchase will closely track, vary moderately or vary significantly from a score sold to creditors.

What’s a credit score?

Credit scores are a numerical representation of your credit report. The lower the score, the worse your credit and the greater your risk for default on credit. Conversely, the higher the score, the lower your risk. How you handle your credit raises or lowers your score.

Lenders widely use credit scores to make a decision about your application for most types of credit, including mortgages, auto loans, credit cards, personal loans and others. Credit scores are also used to make decisions about insurance, rental applications, even jobs.

Scores also determine if your creditor will raise or lower your credit limits, change your interest rate or cut you off from existing credit. High credit scores will also get you the best credit rates and terms, while low scores will make you pay more for credit — if you can get it.

By federal law, credit scores are free under certain circumstances, typically after the fact, say, because a lender rejected your application.

Otherwise you pay $10 to $20 for the privilege of buying your score, often from companies that attempt to sell you other questionable services bundled with your credit score purchase.

Purchased credit scores aren’t gospel

CFPB’s new report advises consumers not to rely upon purchased credit scores as a guide to how creditors will actually view their credit quality.

Because credit scores can vary from the scores actually used to approve or decline credit, consumers have no way of knowing if the purchased scores are the same, higher or lower than those used by creditors.

• If a purchased score leads the consumer to overestimate lenders’ likely assessment of his or her creditworthiness, the consumer might be likely to apply for credit lines that would not be approved, with a cost of wasted time and effort on both the consumer’s and lender’s part.

• A consumer who underestimates a lender’s likely assessment of his or her creditworthiness, might fail to or delay applying for credit to buy a house or a refinance.

A consumer might also apply to lenders who offer less favorable terms than the borrower is qualified for or accept a less favorable offer than necessary.

The study also admonishes and advises firms selling scores to consumers to disclose to consumers those credit score differences and the potential impact from those differences.

Given the CFPB’s new oversight on consumer financial matters, including the operations of consumer credit reporting agencies, regulations to mandate such disclosures are likely.

The Dodd-Frank Wall Street Reform and Consumer Protection Act directed the Consumer Financial Protection Bureau (CFPB) to compare credit scores sold to creditors and those sold to consumers by nationwide credit reporting agencies to look at the differences.

CFPB analyzed credit scores from 200,000 credit files from each of the three major nationwide CRAs: TransUnion, Equifax, and Experian.

CFPB found:

• Different scoring models would place consumers in the same credit-quality category 73 to 80 percent of the time.

That is, if a consumer had a good score from one scoring model, the consumer likely had a good score on another model.

• Different scoring models would place consumers in credit-quality categories that are off by one category 19 to 24 percent of the time.

• Different scoring models would place consumers in credit-quality categories that are off by two or more categories from 1 to 3 percent of the time.

Published: October 4, 2012

COURTESY OF YOUR NUMBER ONE ARCADIA REAL ESTATE AGENT

How to choose your next neighborhood wisely

Mood of the Market

BY TARA-NICHOLLE NELSON, MONDAY, OCTOBER 1, 2012.

Inman News®

<a href="http://www.shutterstock.com/pic.mhtml?id=92728492" target="_blank">Neighborhood</a> image via Shutterstock.Neighborhood image via Shutterstock.

If you plan to buy your next home in your current town, you probably think you already know precisely what neighborhood(s) you’d entertain.

You might have driven around and spotted a street you’d love to call your own, or maybe you’ve always heard rave reviews of the schools, shops and other quintessential elements of a particular part of town. But there are numerous Internet resources that can surface gems you might not know about.

And, needless to say, if you’re relocating to a new area entirely, these same sites can make the daunting challenge of narrowing your house hunt down to the just-right city and neighborhood much less overwhelming — and much more likely to result in success.

Here are a handful of the online neighborhood-finding resources that I believe are vastly underutilized by house hunters:

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1. NabeWise. NabeWise is where you go to get a real taste for a neighborhood’s flavor, online. This is where you find out where the hipsters, families, pet lovers or musicians live in your target town. It’s also where you can get a feel for whether the neighborhood tends more toward dive bars or farmers markets, and whether residents who’ve rated it were more inclined to call it gritty or peaceful; these are actual neighborhood reputation label options that the site offers and that visitors freely use.

Beyond the helpful and, in my experience, accurate neighborhood “flavor” ratings and many photos of the most popular neighborhoods in the couple of dozen cities it covers, NabeWise also offers uber-helpful, insight-rich blog posts from neighborhood residents, and surfaces nearby neighborhoods for those who think the location of a particular neighborhood is perfect, but not the noise level

2. Nextdoor. The age-old measure of friendly neighbors was how amenable they might be to a request to borrow a cup of sugar. Then, it was all about whether an area had its own Neighborhood Watch, then whether it throws a block party for National Night Out. Increasingly, though, the measure of a connected neighborhood is its social infrastructure online: Email lists and Facebook groups can be a good sign, but are often tough to find unless a home’s seller or the neighbors simply tell you they exist.

Nextdoor is a site where nothing but neighborhood social networks live and operate in one user-friendly place. It’s relatively new, so chances are good that your target neighborhood might not be there (yet), but if you do happen to see that the neighborhood of your dreams has a Nextdoor network, that’s a very good sign.

3. Walk Score. If you’re looking for a neighborhood with high “walkability” (as defined by WalkScore.com to encompass everything from ample amenities for everyone from bus riders to walkers to bicyclists, to shopping areas where the storefronts are very near to the sidewalks), this is the authoritative resource.

Walk Score actually assigns cities, neighborhoods, streets and individual addresses a numerical Walk Score rating that is exceedingly useful in helping buyers compare homes and neighborhoods on walkability; helping relocators start to get a feel for the daily lifestyle they would experience in various parts of the same town; and even helping sellers communicate their home’s walkability in a meaningful way to buyers.

4. StreetAdvisor. StreetAdvisor is like Yelp for neighborhoods: You type in a city price range or “personality” factor, and it gives you the local neighborhoods that have rated the highest on these elements, along with oodles of reviews of that part of town by the locals who live there. It also has a handy Q-and-A feature, where neighborhood residents-to-be ask very detailed questions, and those who live there readily reply, and a leaderboard that lives on the home page, showing which neighborhoods’ rankings have been moving up or down, of late.

5. Trulia Local. Trulia Local offers all sorts of beautiful, easy-to-use, data-driven interactive maps for homebuyers considering a property in a given neighborhood.

Type in a given city, and you’ll be given color-coded heat maps that allow you to surface, in a single click, everything from the rate of violent-to-non-violent crimes across town and in specific, zoomed-in neighborhoods, to grocery stores, restaurants, banks and post offices and even the actual homes listed for sale overlaid on this same map with little price tags, so you can see at a glance how prices are different in different parts of town.

And this map also has a feature I’ve never seen anywhere else: a commute-time map. You can use a simple slider to give the map your maximum desired commute time, and the map adjusts in color and scope to show you what areas you can reach from a given address on the map within that commute time frame. As you move your map to various spots, the map gives you even more precise time frames for how long it would take to get to your mouse from the “from” address.

6. National Clandestine Laboratory Locator. The title of this site sounds almost intriguing, with its hint of James Bond-style mystery. But the subject matter is super-serious: The federal Drug Enforcement Agency operates this database of homes that have been used to operate drug laboratories — mostly for the manufacture of methamphetamines.

A number of homebuyers have been hit with the horror of buying a bargain-priced home from an estate or bank, only to realize after moving in and after suffering medical symptoms that their home was once a drug lab and is completely contaminated with costly-to-eradicate chemicals.

Many times, these homes are sweet-looking, older homes that had been left vacant by an elderly owner’s illness or had been longtime rentals. This is more a neighborhood- and property-specific vetting tool than one you would use to find a neighborhood in the first place, but you’d be remiss not to click the link for your state and search for the name of your prospective street(s) before you buy a home.

Similarly, many states offer their own meth lab property database(s), and some third-party real estate disclosure providers will even search these databases for a homebuyer.

Tara-Nicholle Nelson is author of “The Savvy Woman’s Homebuying Handbook” and “Trillion Dollar Women: Use Your Power to Make Buying and Remodeling Decisions.” Tara is also the Consumer Ambassador and Educator for real estate listings search site Trulia.com. Ask her a real estate question online or visit her website, www.rethinkrealestate.com.

 

COURTESY OF YOUR NUMBER ONE ARCADIA REAL ESTATE AGENT