Monday, February 16, 2015

9 Steps To Take Before Selling Your Home

The home selling process differs from state to state, but there are some important steps that you should take before you put your house on the market--all steps that protect your interests and help you get the most return from your investment.


1. Get Pre-Approved for a Home Loan

 

I've known sellers who signed a contract to sell their house before they knew if they were qualified to buy another. Either their financial circumstances had changed since their last purchase, and they could no longer qualify for a loan, or they weren't able to sell at a price that allowed them to buy the type of replacement house they wanted. They ended up renting or buying something that was far from ideal. 

Before you decide to sell the house, get pre-approved by a lender you trust and research the housing market in the area where you wish to live so that you have a good idea how much it will take to buy a replacement. 

2. Check Your Mortgage Payoff

 

Call your lender to check the payoff for your current home mortgage. You'll need the figure to complete Step 6. 

3. Determine How Much the House Is Worth

 

Determine your home's fair market value. Real estate agents will usually help you determine value as a courtesy, but you might take it a step further and order an appraisal.

4. Estimate Your Costs to Sell

  • Real estate commission if you use an agency to sell.
  • Advertising costs, signs, other fees if you plan to sell by owner.
  • Attorney, closing agent and other professional fees.
  • Excise tax for the sale.
  • Prorated costs for your share of annual expenses, such as property taxes, home owner association fees, and fuel tank rentals.
  • Any other fees typically paid by the seller in your area (surveys, inspections, etc.).
  • Real estate agents deal with transactions every day and can give you a very close estimate of seller closing costs. 

5. Determine Your Costs to Acquire a New Home

  • Total your costs to acquire a new home: moving expenses, loan costs, down payment, home inspections, title work and policy, paying for a new hazard insurance policy--all expenses related to buying a home. Your lender should give you a disclosure of estimated costs when you apply for pre-approval.

6. Calculate Your Estimated Proceeds

  1. Deduct your mortgage payoff from your home's fair market value.
  2. Deduct your costs to sell from the remainder to get an estimate of the proceeds you will be paid at closing.
  3.  Will your closing proceeds cover your costs to acquire a new home? If not, do you have cash or other funding to make up the difference? 

7. Make Necessary Repairs

 

Make all needed repairs unless you want the house to be regarded as a fixer-upper. I'm not referring to cosmetic updates, but to items in need of repair. Anything that's obviously broken gives potential buyers a reason to submit a lower offer. 

For a preview of several repair hot spots that worry buyers the most, read Passing Your Home Inspection

8. Get the House Ready to Show

 

Most houses need at least a little spiffing up before they are shown to potential buyers. Great curb appeal, fresh paint indoors (and sometimes out), organized closets and cabinets, sparkling clean windows and appliances, and a clutter-free atmosphere are essential if you want the house to appeal to buyers. 

Read: The Importance of Curb Appeal and Getting the House Ready for Showings for more prep advice. 

9. Get Psyched Up to Let People In

 

If you're listing with a real estate agent, she'll no doubt ask you to leave when the house is shown. Why? Because lurking sellers make buyers nervous--they don't feel comfortable inspecting the house when they feel they are intruding. 

Unless there's a real reason for it, don't ask your agent to be present for all showings. That's the kiss of death for showing activity. Other agents want privacy with their buyers and they don't usually have time to work around your agent's schedule.
If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.
  www.JulieWyss.com   |   Julie@JulieWyss.com   |   408.687.2026

Monday, February 2, 2015

Analyzing Your Debt To Income Ratio


The ratio affects your buying power...

Your debt to income ratio is a simple way of showing what percentage of your income is available for a mortgage payment after all other continuing obligations are met. The ratio is one of the many things a lender considers before approving your home loan.
You may see conventional loan debt limits referred to as the 28/36 qualifying ratio. Those numbers refer to two percentages that are used to examine two aspects of your debt load.

The First Number, 28%
 
This number indicates the maximum percentage of your monthly gross income that the lender allows for housing expenses. The total includes payments on the loan principal and interest, private mortgage insurance, hazard insurance, property taxes, and homeowner's association dues. (Often referred to by the acronym PITI.) 

The Second Number, 36%
 
This number refers to the maximum percentage of your monthly gross income that the lender allows for housing expenses plus recurring debt.
Recurring debt includes credit card payments, child support, car loans, and other obligations that will not be paid off within a relatively short period of time (6-10 months). 

Debt to Income Example
 
Yearly Gross Income = $45,000 / Divided by 12 = $3,750 per month income
$3,750 Monthly Income x .28 = $1,050 allowed for housing expense
$3,750 Monthly Income x .36 = $1,350 allowed for housing expense plus recurring debt.

Not All Loans Are the Same
 
FHA loan ratios are typically 29/41, allowing a higher debt load for both housing expenses and recurring debt.
  • For the above example, FHA would allow $1087 for housing and $1538 for housing plus recurring debt.
  • For a VA loan, the debt to income ratio should not exceed 41% of your monthly gross income. 

Get Pre-Approved
 
Staying within the lender's debt to income ratio limits is only one part of qualifying for a home loan. 

If the overall picture looks good, a lender may allow you to carry more debt. It's always best to be pre-approved before you begin home shopping, so that you'll know exactly what price range (and loan payment) fits your budget.

If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.



                  www.JulieWyss.com   |   Julie@JulieWyss.com   |   408.687.2026