It's Time...
It's time to understand that jobs are not back, mortgages are tough to get because of HVCC and ridiculous guidelines.
It's time to have a new national policy to redo the entire industry so that people who can afford it and have good credit can refi WITHOUT an appraisal, monotize the tax credit (and make it so that you have to pay it back) and put the remonitization into jobs.
HVCC Needs a Mid Course Correction
In case you have not had a transaction in the mortgage world since last May, the HVCC is not working (understatement).
Now, it's time to explore how to make the fraud stay away in the financial world balance with people getting accurate values of their home.
Some have said, let's do HVCC like VA where the apprasier is just chosen by a computer.
Others say that since the original reason HVCC was done was because of a company and loan officers that don't exist anymore, so dump it.
The appraisers themselves have had their incomes slashed and the Management companies (some owned by the Lender themselves) have gotten richer.
To quote someone, "If it ain't broke, don't fix it." Well it is broker, so let's fix it.
If New York Attorney General Cuomo is a real leader, he will take the lesson from NASA during the moon shots and make a mid-course correction and fix what is wrong or the HVCC capsule will end up in deep space!
Worthless Pre-Approvals
Please click here.
Tax Credit Extension New Ideas
Well, after a bit more thought, 9 more cups of coffee (no, not at one time), a little discussion and putting on my diplomacy coat, I have come up with a compromise.
How about leaving the credit as is but changing it ever so slightly:
1. Monotize it so the buyer gets the money help as direct down payment.
2. Make them pay it back, with 6% interest over 10 years.
3. Use the recycled principal and interest to help fund the new health care bill.
Now, what did we just do?
Kept the status quo of the number of buyers who would have taken the credit anyway, brought the money back to coffers (a la TARP), lowers inflation (less dollars out there) and help reduce the tax burden we may have felt and made people better so they could get jobs and buy homes!
It is government assisted capitalism at it's best!
Call your Senators, Representative and the White House today and let them know Fred Glick sent you.
Washington needs an MBA
People will take the credit anyway, so we might as well stop giving money away when we could could be making money.
Since the government is in the business of business now, let's do it right.
[MBS Commentary] - MBS LUNCH: Massive Correction Takes MBS Back To Green
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MBS LUNCH: Massive Correction Takes MBS Back To Green
Thursday, November 12, 2009 1:28 PM
As you're aware, immediately following the auction, MBS prices shot down to 100-30, bringing things in line with the worst levels of the week. Tsy's exhibited similar behavior with 10's moving to 3.525. The yield curve steepened further and looked to be inching toward the all time highs. As you're also aware, we were expecting a correction within the range. But as you might not be aware until just now, we got it:
[Image or graph removed from email. View full article with images]
The volume coming into the market at this point looks to trump Tuesday's tally, especially with some afternoon data on the way (fed balance sheet, fed MBS buying etc...). Of high importance is the fact that the post-auctions sell off only explored recent limits of the trading range. This lets us know that today's auction was not the massive market event that would prove responsible for deflecting the bond markets from their range.
The yield curve remains slightly steeper on the day with 2's10's at 266.4 bps. A bit worse that Tuesday, and still very high, but not within striking distance of all time wides as of yet. This slight steepening correlates well with a slight preference for the higher end of the coupon stack. Last week's prepayment data led many analysts to identify opportunities in these premium coupons as well. So it makes sense that a steepening curve would add fuel to that fire.
Though stocks also lost ground following the auction, they haven't made it up to the same extent as the bond market... To whatever extent the stock lever has a bearing on the rest of the day, this could help bonds keep their head above water after the big "scare." Conversely, a stock rally probably wouldn't be great for bonds, but recent rallies have been remarkably disconnected from necessary losses in bonds, so even that would not put a nail in the MBS coffin.
Bottom line: the bond market is resilient, range-traded, still uncertain, and at the moment, moving higher with a purpose (albeit, a SMALL purpose). All that notwithstanding, the initial jolt downward was and potentially still is enough to prompt a few reprices for the worse. But at this point, those are no longer justified and if you don't get the pricing back today, a status quo for the rest of the session would likely bring them back by tomorrow's rates... Lenders that have not yet repriced are less and less likely by the second. Dare we even say that if current levels are held, a reprice for the BETTER might be in order? It all depends on the ongoing volatility situation. If we manage to hold fairly steady, the indication is good for the rest of the day.
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- Mortgage and Real Estate Video News: FHA Commissioner On Audit
- Pipeline Press: JP Morgan Chase Hiring Originators; YSP, RESPA, DU 8.0 Chatter; Flagstar and PennyMac Updates
- MND NewsWire: MBA: Weekly Refinance Index +11.3%. Purchase Apps at Nine Year Low
- Voice of Housing: Dodd's Financial Reform Draft: Initial Observations and Expected Reactions in the Mortgage Market
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Thank You Vets, Still Have 100%
We are all grateful for the sacrifice you make to represent the United States around the world.
Just remember, you can still do a 100% purchase for a new home as long as your credit is at least 620 and you qualify based on the income standards set by the guidelines.
As a matter of fact, these guidelines are very logical and the because of that the VA foreclosure rate is lower than those of FHA or conventional loans.
Mmmmmmm, a governmental agency that gets it! Nice!
I am now on AgentGenius.com
Agentgenius.com is one of the most respected real estate blog sites that offer insights from many different perspectives in the industry.
Read my first post about mortgage fraud: http://agentgenius.com/?p=19534&preview=true
Tax Credit- Phase 3 Details
* The $8,000 tax credit is for first-time home buyers only. For the tax credit program, the IRS defines a first-time home buyer as someone who has not owned a principal residence during the three-year period prior to the purchase.
* The tax credit does not have to be repaid.
* The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.
* The tax credit applies only to homes priced at $800,000 or less.
* The tax credit now applies to sales occurring on or after January 1, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract is signed by April 30, 2010, a home purchase completed by June 30, 2010 will qualify.
* For homes purchased on or after January 1, 2009 and on or before November 6, 2009, the income limits are $75,000 for single taxpayers and $150,000 for married couples filing jointly.
* For homes purchased after November 6, 2009 and on or before April 30, 2010, single taxpayers with incomes up to $125,000 and married couples with incomes up to $225,000 qualify for the full tax credit.
The $6,500 Move-Up / Repeat Home Buyer Tax Credit at a Glance
* To be eligible to claim the tax credit, buyers must have owned and lived in their previous home for five consecutive years out of the last eight years.
* The tax credit does not have to be repaid.
* The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $6,500.
* The tax credit applies only to homes priced at $800,000 or less.
* The credit is available for homes purchased after November 6, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract is signed by April 30, 2010, the home purchase qualifies provided it is completed by June 30, 2010.
* Single taxpayers with incomes up to $125,000 and married couples with incomes up to $225,000 qualify for the full tax credit.
My Alerts: Mortgage NYT (4 articles)
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November 11, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 11, 2009 Compiled: 12:52 AM BUSINESS / GLOBAL BUSINESSBy JUDY DEMPSEY (NYT) In her first policy speech since being sworn in for a second term, Chancellor Angela Merkel warned that the worst effects of the global financial crisis would hit Germany next year. BUSINESSBy EDWARD HADAS, MARTIN HUTCHINSON and ANTONY CURRIE (NYT) American Wages. BUSINESSBy THE ASSOCIATED PRESS (NYT) After a slow start, the Obama administration’s mortgage relief program has reached one in five eligible homeowners, a government report said. BUSINESSBy EDMUND L. ANDREWS (NYT) As the Federal Reserve has come under scrutiny, Ben S. Bernanke, its chairman, is nurturing political ties as never before. |
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My Alerts: NYT RE Alert (4 articles)
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November 11, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 11, 2009 Compiled: 12:52 AM REAL ESTATE / COMMERCIALBy ELIZABETH ABBOTT (NYT) Providence, R.I. is freeing up 39 acres by moving the old I-195 highway, 20 of which will be marketed for development. GREATHOMES AND DESTINATIONSBy MIKE POWELL (NYT) A modern home in Burien, Wash., a three-bedroom house near downtown Lynchburg, Va., and a home in Albuquerque. GREATHOMES AND DESTINATIONSBy JOEL WEICKGENANT (NYT) Roman Rutkowski’s home is a rectangular bunker with an unpainted all-wood exterior, and an even plainer interior. GREATHOMES AND DESTINATIONSBy VIRGINIA C. McGUIRE (NYT) Foreigners are not restricted from owning property in South Africa, but in general the maximum amount of financing they can get is 50 percent. |
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My Alerts: Mortgage NYT (1 article)
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November 11, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 11, 2009 Compiled: 12:53 AM OPINIONBy MAUREEN DOWD (NYT) The bankers who took government money and then gave out obscene bonuses are the same self-interested sorts Jesus threw out of the temple. |
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My Alerts: NYT RE Alert (4 articles)
| My Alerts alerts on your Mobile Phone or PDA: http://m.nytimes.com/newstracker?emc=tnt |
November 10, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 10, 2009 Compiled: 12:55 AM NEW YORK REGIONBy JENNIFER MASCIA (NYT) Felicia Fields brought her niece and nephew into a tiny two-bedroom space she already shared by her three children and her fianc�. NEW YORK REGIONBy ANNE BARNARD (NYT) After three died on Saturday in illegal apartments, building inspectors found eight more illegal units next door in Woodside. BUSINESS / MEDIA & ADVERTISINGBy STEPHANIE CLIFFORD (NYT) The home and redecorating magazine will cease publication with its December issue, Hachette Filipacchi Media said. BUSINESS / GLOBAL BUSINESSBy REUTERS (NYT) The city-state’s central bank warned that measures could be needed to curb the risk of speculation in the country’s property market, which has been bolstered by low borrowing costs. |
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My Alerts: Mortgage NYT (1 article)
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November 9, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 9, 2009 Compiled: 1:13 AM BUSINESSBy BENJAMIN WEISER (NYT) The acting U.S. attorney for Manhattan stepped down when the Senate confirmed President Obama’s nominee for the post, Preet Bharara. |
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My Alerts: NYT RE Alert (2 articles)
| My Alerts alerts on your Mobile Phone or PDA: http://m.nytimes.com/newstracker?emc=tnt |
November 9, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 9, 2009 Compiled: 12:46 AM INTERNATIONAL / EUROPEBy MICHAEL SCHWIRTZ (NYT) The Soviet government’s land monopoly may have ended some two decades ago, but the ability of the authorities to give and take away territory has not, real estate experts say. BUSINESSBy GERALDINE FABRIKANT (NYT) Mr. Heyman stood out as a corporate raider who preferred to hold on to companies he bought and run them rather that sell them for a quick profit. |
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My Alerts: Mortgage NYT (2 articles)
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November 9, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 9, 2009 Compiled: 12:46 AM BUSINESS / GLOBAL BUSINESSBy HEATHER TIMMONS (NYT) Prime Minister Manmohan Singh pledged Sunday to spend more on health care and education and make it easier for foreign investors to take part in India’s $1.2 trillion economy. BUSINESS / ECONOMYBy ANTONY CURRIE and ROB COX (NYT) The chief executive of Wells Fargo might have a hard time of paying back the Troubled Asset Relief Program investment while avoiding damage to his shareholders. |
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My Alerts: Mortgage NYT (4 articles)
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November 8, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 8, 2009 Compiled: 1:17 AM WEEK IN REVIEWBy PETER S. GOODMAN (NYT) Maybe it’s time to rethink the business cycle. It no longer predicts when or if jobs will return. REAL ESTATE / COMMERCIALBy VIVIAN MARINO (NYT) Mr. Michaels is the chairman and chief executive of the Carlton Group, a real estate investment bank that specializes in equity and debt placement. BUSINESS / GLOBAL BUSINESSBy JULIA WERDIGIER (NYT) Gordon Brown of Britain told G-20 finance ministers that the world needed a system to force banks, not taxpayers, to cover future bailouts. BUSINESSBy DAVID SEGAL (NYT) In the recent downturn, Ruby Tuesday has tried to trade up. When people start to dine out again, the founder wants them to find his chain transformed. |
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My Alerts: NYT RE Alert (12 articles)
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November 8, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 8, 2009 Compiled: 1:17 AM USBy WILLIAM YARDLEY (NYT) Years after the frontier town of Unalaska picked itself up off the barroom floor, residents fear a shelter would once again invite the wrong kinds of neighbors. STYLE / T MAGAZINEBy PILAR VILADAS (NYT) The extended family is a wonderful thing, but so is privacy. It’s not easy to balance the two when designing a house, particularly if you don’t have the land or budget, or both, to build a compound. But with ingenuity and a little luck, even a modest house on a small site can accommodate three generations with breathing room to spare. REAL ESTATEBy ALISON GREGOR (NYT) To spur international investors, some real estate companies have started marketing a service that brokers have long provided informally. REAL ESTATEBy ANTOINETTE MARTIN (NYT) Progress is being made in converting Newark’s empty lots and abandoned buildings into new housing, despite a crushing recession. REAL ESTATEBy BOB TEDESCHI (NYT) The federal government is poised to enact rules to combat discrimination on loans backed by the Federal Housing Administration. REAL ESTATEBy MARCELLE S. FISCHLER (NYT) For those who crave a historic house along with all the charms and challenges it can entail there are a few other architectural gems to be found across the Island. REAL ESTATEBy ELSA BRENNER (NYT) About 40 percent of Croton-on-Hudson is set aside as parkland, and the area is known for its rivers. REAL ESTATEBy CONSTANCE ROSENBLUM (NYT) Sturgis Warner, a theater director, uses contraptions he built to make the most of his space in a fifth-floor walk-up in the East Village. REAL ESTATEBy JOSH BARBANEL (NYT) Joseph A. Olshefski, who spent much of his adult life at 313 East 58th, is now acting as the broker for the owner, who is selling it. REAL ESTATEBy JOSH BARBANEL (NYT) One Madison Park, the soaring 600-foot glass condominium that towers over East 23rd Street, opened to its first residents in August, but since then only five buyers have closed, according to city records. REAL ESTATEBy JOYCE COHEN (NYT) Prospect-Lefferts Gardens may be uncool and unhyped, but that's fine for Dan Schreiber and Caroline Jeanjot. |
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My Alerts: NYT RE Alert (1 article)
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November 7, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 7, 2009 Compiled: 12:49 AM NEW YORK REGIONBy LISA W. FODERARO (NYT) Taking advantage of the real estate downturn, the university bought the Arbor, a sleek condominium project in Riverdale that now houses graduate students. |
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My Alerts: Mortgage NYT (2 articles)
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November 7, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 7, 2009 Compiled: 12:49 AM OPINIONBy CHARLES M. BLOW (NYT) The financial crisis may have begun on Bush’s watch, but the lack of jobs is now President Obama’s problem, and he needs to act quickly to solve it. BUSINESS / ECONOMYBy THE ASSOCIATED PRESS (NYT) The Federal Reserve said borrowing fell $14.8 billion, the biggest decline since July. |
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Unemployment to 10.2%, Underemployment Rate over 16%
Now more than ever, we need to figure out how to create jobs.
More to follow!
Tax Bill Done, Awaits Obama Signature, But....
Last night the Senate voted cloture on a bill that includes the extension of the first time home buyer tax credit.
While this is not the final vote, it effectively seals the deal on the plan to extend the $8000 first time buyer credit through April 30th and expand said credit to move-up buyers on a smaller ($6500) scale.
On top of that, Congress already extended the higher GSE/FHA loan limits that were put in place to help more buyers take advantage of lower mortgage rates. And then there's the "Net Operating Loss" carryback extension, which I blogged about previously, and which will add more cash to the coffers of the nation's home builders.
Add it all up and it's another big vat o' juice for the U.S. housing market. Or is it?
Builders themselves say they are more likely to hold on to that NOL cash than to invest it in new jobs or new homes. And as for the tax credit extension, industry estimates are that this year's first time home buyer tax credit added 350,000 home buyers to the market who otherwise would not have purchased homes. These buyers were almost entirely on the low end of the market. 70 percent of home sales in September were of homes under $250,000.
Let's do a little math here, shall we?
A few weeks ago the Deputy Commissioner for Services and Enforcement at the IRS, Linda E. Stiff, testified before Congress that between January 2009 and September 2009 the IRS has processed claims from more than 1.5 million individuals or families who have purchased homes. So 350,000 is a little over 23 percent of 1.5 million. That says that at least 70 percent of buyers would have bought their homes without said credit.
My Alerts: NYT RE Alert (3 articles)
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November 6, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 6, 2009 Compiled: 12:54 AM OPINION(NYT) Extending the home buyer’s tax credit is wasteful; instead, Congress should help people avoid foreclosure. GREATHOMES AND DESTINATIONSBy SONIA KOLESNIKOV-JESSOP (NYT) After five consecutive quarters of decline in Singapore's property market, the luxury segment is starting to improve, partly helped by the slow reappearance of foreign buyers. GREATHOMES AND DESTINATIONSAs told to BETHANY LYTTLE (NYT) “Life on the lake was a lot different than the life we had come from. But our experiment was a success.” |
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My Alerts: Mortgage NYT (1 article)
| My Alerts alerts on your Mobile Phone or PDA: http://m.nytimes.com/newstracker?emc=tnt |
November 6, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 6, 2009 Compiled: 12:54 AM BUSINESS / GLOBAL BUSINESSBy CHRIS V. NICHOLSON (NYT) The earnings of two European banks, BNP Paribas and Commerzbank, painted a stark contrast a little over a year after Lehman Brothers fell. |
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Mozilo Loses Bid to Have SEC Case Dismissed
Senate Approves Tax Credit Extension, On To The House
It now goes to the House of Representatives for approval. According to a statement from House Majority Leader Steny H. Hoyer (D-Maryland), it will be brought “to the House floor for a vote as early as tomorrow [Thursday].”
The bill is widely expected to pass the House as well, and then needs only President Obama’s signature.
The $8,000 tax break for first-time buyers, which was set to expire at the end of this month, would continue until April 30, by which buyers would have to have signed a contractual purchase agreement, but not closed on the sale. Another 60-day cushion beyond the end of April would be allowed to complete the closing.
The measure removes the first-time-only stipulation, though, opening the benefit up to existing homeowners who’ve lived in their current residence for at least five years but want to relocate to a new primary residence. The incentive amount for those buyers is $6,500.
The income limits for both first-time buyers and existing homeowners would be $125,000 for individuals and $225,000 for couples – up significantly from the current first-time buyer thresholds of $75,000 per individual and $150,000 per couple.
The tax break would only be offered on homes priced at $800,000 or less, and beneficiaries who sell the home or stop using it as their primary residence within three years would be required to repay the credit.
The housing tax credit expansion was appended to a larger bill that also included an extension of unemployment insurance benefits and provisions that allow companies to apply net operating losses to previous years’ numbers in order to reduce their business tax.
My Alerts: NYT RE Alert (7 articles)
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November 5, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 5, 2009 Compiled: 12:54 AM NEW YORK REGIONBy MANNY FERNANDEZ (NYT) Tenants in a long-running case are encouraged by a court ruling that said the owners of Stuyvesant Town and Peter Cooper Village had improperly raised rents while receiving tax benefits. HOME & GARDENBy ANNE RAVER (NYT) Roald Gunderson is an architect who may revolutionize the building industry. HOME & GARDENBy THOMAS GRANT III (NYT) Forced to choose between New York and his partner, Thomas Grant III created an American-style home in China. HOME & GARDENBy ARIANNE COHEN (NYT) Even for renters, a lock is a good long-term investment. HOME & GARDENBy PENELOPE GREEN (NYT) Leslie Williams bought what she thought was her dream house, but her marriage was finished long before the renovation. HOME & GARDENBy KATE MURPHY (NYT) Homeowners can still arrive at a reasonably accurate real estate appraisal even in these uncertain times. FASHION & STYLEBy HILARY STOUT (NYT) The Webster, on West 34th Street, is one of the few remaining all-female residences in a city that used to have many. |
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My Alerts: Mortgage NYT (1 article)
| My Alerts alerts on your Mobile Phone or PDA: http://m.nytimes.com/newstracker?emc=tnt |
November 5, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 5, 2009 Compiled: 12:54 AM BUSINESSBy BILL VLASIC and NICK BUNKLEY (NYT) Chrysler had $5.7 billion in cash on hand at the end of September, up from the $4 billion it had in June after emerging from bankruptcy, its chief executive said. |
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Election Results and Housing
The new people elected, either the Governors of NJ and VA or the new Congressman from the 23rd in NY all need now to be the symbols of employment.
If they don't follow through on promises they will set the stage for current politicians to go looking for other jobs that may in fact may not be there.
With corporations learning to make money without employees and automation, we need to find the new internet...the bridge to jobs for the Twenty Teens.
Could it be that the President makes a decision to increasw troop levels in Afghanistan to add jobs by way of the troops and the military manufacturing industry?
Should we have corporate sponsorship for munical projects (i.e. The Comcast Bridge, the Citibank Street, etc)?
Now to real estate. To all the agents that say, "It's a great day at ABC Real Estate" and "The market Is Great" and my favorite, "It's A Great Time To Buy." All I can say is SHUT UP!
People are NOT that stupid that they are going to say to themselves, "let's buy a house even though we have no idea if my job is going to be there."
The real estate business needs to grow up and become a place for agents that are a lot more professional and intelligent.
Upgrade the requirements just like the mortgage brokers did.
Make the real estate agents fill out the new HUD approved Good Faith Estimate just like the mortgage business need to in 2010.
That way, the people who do want to buy or sell a home will have confidence that the person doing the work for them will do a good job.
That will give the agents more business because people won't try to sell homes themselves or just search Craigslist for FSBOs because they don't want to deal with an agent.
OK, now time for the second cup of coffee.
My Alerts: NYT RE Alert (5 articles)
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November 4, 2009My Alerts |
| ADVERTISEMENT Alert Name: NYT RE Alert November 4, 2009 Compiled: 12:55 AM U.S. / POLITICSBy JACKIE CALMES (NYT) The Senate and House may pass a compromise measure Wednesday that would expand a popular $8,000 tax credit for homebuyers. REAL ESTATE / COMMERCIALBy TERRY PRISTIN (NYT) A strip-mall developer turns an old brewery site into apartments, retail space and a community gathering place. GREATHOMES AND DESTINATIONSBy VIRGINIA C. McGUIRE (NYT) A bungalow near Minneapolis, a four-bedroom house in a lake in Indianapolis and a riverfront hacienda in Spicewood, Tex. GREATHOMES AND DESTINATIONSBy LISA KEYS (NYT) Krakow's housing market has declined recently, but demand still exceeds supply and Poland's economy is growing. GREATHOMES AND DESTINATIONSBy KIMBERLY BRADLEY (NYT) After buying an old gas station in Berlin, Juerg Judin stayed true to the structure’s spirit. |
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My Alerts: Mortgage NYT (1 article)
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November 4, 2009My Alerts |
| ADVERTISEMENT Alert Name: Mortgage NYT November 4, 2009 Compiled: 12:55 AM BUSINESS / GLOBAL BUSINESSBy JULIA WERDIGIER (NYT) The two lenders are told to streamline their businesses after receiving a second lifeline. |
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Is It Live Or Is It Memorex?
That will show the buying and selling public if their agent is a myth builder (and possibly can't be trusted to tell the truth) or are real (and realistic!).
Ideas for the site name includ:
www.IsThatMyAgentsPicture.com
www.IsThatReallyThemInThatPicture.com
www.AgentsThatHaveFriendsWithPhotoshop.com
www.NotRealRealtorPics.com
www.YouGotToBeKidding.com
www.IsBigHairStillIn.com
www.YourBirthdayAndYourPictureDoesNotMatch.com
Fascinating.....
Your thoughts?
Glick Says Flat To Philly Condo Market- Philadelphia Inquirer 11/1/09
The word on condos: Ambiguous
Experts on the Center City market fling some adjectives, and they're all over the place.
By Alan J. Heavens
Inquirer Real Estate Writer
It's surprisingly hard to find one word that describes today's Center City condo market, the engine that drove the region during the real estate boom.
Among the possibilities tossed out by local observers of the city's condo scene: strengthening, frustrating, interesting, bottoming, soft, challenging, stable.
At the higher price points, 10 Rittenhouse, the $300 million, 33-story, Robert A.M. Stern signature building on South 18th Street near Walnut, is set for a Nov. 10 grand opening, with the first residents moving into units starting in the low $600,000s.
The building's cost has risen significantly, by $100 million since it was proposed six years ago, because of delays over legal issues. The opening originally was set for summer 2007, as the local boom was beginning to bust.
A few blocks away, 1706 Rittenhouse Square Street, which was delayed for three years also because of legal matters, has been topped off, and more than half the units, which start at $4 million, have been sold.
Meanwhile, at the lower edge of the market's current "sweet spot," the Pearl Condominiums at Ninth and Arch Streets in Chinatown - with prices starting at $220,000 - have sold out, three years after developers broke ground.
Robert Zuritsky of Parkway Corp., who was involved in both 1706 Rittenhouse and the Pearl, suggested that strengthening best describes the market now.
"As the stock market continues to recover, buyers are feeling more confident and beginning to reemerge," Zuritsky said.
It is the same word 1706 Rittenhouse codeveloper Tom Scannapieco offered.
He said record prices for Philadelphia "are being set in 2009 by the very affluent, who are showing unprecedented interest in Center City. The robust activity at the very top of the residential market reflects a fundamental shift in attitude toward Philadelphia."
But while some projects appear to be doing well, others remain problematic.
For example, the 55 unsold units at Aria Condominiums at 1419 Locust St. will be heading to sheriff's sale Tuesday. A developer is reported to have his eye on the units, which are considered likely to return to the market at more competitive prices soon. Aria has been in receivership since January; its sales office stopped selling about a year ago.
Delta Associates, which tracks the market, says there are 5.5 years' worth of condos "in the marketing pipeline." That led economist Kevin Gillen to propose the description frustrating.
"We haven't seen the plunges in sales and prices that the Sun Belt markets have seen, but that's because we didn't overbuild or overleverage ourselves like they did," said Gillen, vice president of Econsult Corp., of Philadelphia.
"We still have a large supply overhang that we need to work off, however, and since sales are running below average levels, this will continue to put downward pressure on both prices and developers' bottom lines.
"But frustrating is preferable to dismal or suicidal, which could definitely be used to describe those other markets," Gillen said.
The region's condo market is, for all intents and purposes, a Center City phenomenon.
Delta Associates' third-quarter numbers for new units show that of the 208 sold here, 162 were in Center City. Data from the city's Recorder of Deeds show that 53 of the units that went to settlement were at the Murano, at 21st and Market Streets.
Forty of those condos were sold in a single afternoon, at a June 27 auction, and for prices at or close to the Center City median sales price of $250,000. The rest were bought later by unsuccessful bidders, or by buyers attracted by the publicity surrounding the event.
Interesting best characterizes the condo market, said Jon Gollinger, president of Accelerated Marketing Partners, of Boston, who conducted the Murano auction for Thomas Properties Group Inc. Pricing here is driven by the perception that there is a better world two years down the road, he said.
Where do condo prices stand in Center City two years into the local housing downturn, and where might they go?
Gillen's latest calculations, for third quarter 2009, put the cumulative house-price loss for the city at 8 percent, compared with 32 percent for similar cities nationwide.
Fiserv Case-Shiller, which periodically offers city numbers even though Philadelphia is not included in the monthly S&P Case-Shiller 10- and 20-city lists, indicates that prices have fallen 3.3 percent in the last year, and anticipates an additional drop of 4.2 percent in the next 12 months.
National prices will drop 11 percent in the same period, said Fiserv chief economist David Stiff, so comfort might be an apt description.
First American CoreLogic Inc. puts the Philadelphia year-over-year drop in prices at 5.5 percent and predicts that prices will appreciate -0.83 percent from now until August.
Delta Associates simply says: "Price traction could return to the market by 2011-12, once the economy starts to recover and jobs are created in the metro area again."
The data, from economists who do not spin for housing trade groups, seem to support flat, the adjective Philadelphia Realtor/mortgage broker Fred Glick applied to the condo market.
Soft is how Residences at Ritz-Carlton developer Craig Spencer described it.
Activity at the Ritz is high, yet "buyers are cautious and most aren't pulling the trigger until they're more confident about where the economy is going," Spencer said. "When confidence in the economy returns, I believe many of the 'window shoppers' will turn into real buyers."
In other words, a challenging market, to use developer Carl Dranoff's word.
"Developers and sellers need to be very nimble and decisive because the changes in market and financing conditions are swift," he said.
Still, real estate agent Mark Wade, who focuses on the low- and mid-rise condo market, seconded Gillen's observation on prices and saw the market as being stable.
Said Wade, "Slow and sure wins the race every time."
Contact real estate writer Alan J. Heavens at 215-854-2472 or aheavens@phillynews.com.



