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    Jason Koivu RealtorĀ®
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Archive for the 'Finance' Category

« Previous Entries
January 29th, 2011
Zillow and Its Zestimates – Do They Ever Get It Right??

As a Realtor, many of us are confronted by either buyers or sellers who are distraught, disappointed or even confused by the market value of their home based on zillow.com. These homeowners believe that zillow is the bible of market value and may not be aware of what zillow is offering to the public.

Zillow does attempt to consolidate lots of public records in one space but this information is not supervised and managed by people. It is brought in and compiled through data feeds and the program uses general guides to interpret information. It does not have the capabilities to fine tune nuance in value and price that might be experienced in the market place because a buyer is willing to pay more for a school district or based on the desirability of an individual community. The system does use zip codes for value boundaries but that is still too general for most areas that might have a diverse representation of homes.

So, then how can zillow even be useful? Well it does base its information on public records including local tax appraisers information. So there is some basis for home value but it still may not be accurate because those valuations are then manipulated by factors that may or may not really apply to all home’s values. There is a way to understand how inaccurate the zillow value may be as long as you look in the right place.

At the very bottom of the zillow home page is a link to take you to a page that explains how the zillow home value tool or zestimate works. It is called the Zestimate Value & Accuracy as shown here:
Zestimate Value Tool

A user can click that link and zillow explains more information about its zestimate system. There is also a chart that summarizes the accuracies of zillow based on major metropolitan markets or by state and county. Here is a sample for my home state Florida and Brevard County:
Example of Zillow Data Chart

As one can see, even in a small section of represented counties in Florida, there is quite a variation of accuracy. If buyers and sellers are aware as to how accurate zillow is for their community or area, then they may have a better idea when they see a zillow zestimate as to what it means. Check out zillow and see how accurate it is for your community.

Posted in Finance | No Comments »
January 25th, 2011
Florida First Time Buyer Assistance Programs

First time home buyers that are looking for down payment assistance may have access to a couple of bond programs in Florida depending on where you are going to buy. The way these bond programs work is the bond acts as a secondary mortgage on the property at a fixed percentage rate. Typically if the first time buyer sells the home down the road, these bonds have to be repaid to either the state or county where the funds were received. Here are two of those programs:

Florida First is a state bond assistance program. The program offers up to $7,500 in home buying assistance which can be used towards the down payment or closing costs. The bond has a rate of 5.0% now but it could change at anytime. Once the rate is locked it is fixed for the life of the bond. This bond is only applicable with a 30-year fixed rate FHA program and the buyer has to have a middle credit score of 620 to qualify. There are income limits and purchase price limits which vary from county to county. In Brevard County, a 1-2 person household has to make no more than $62,900 in combined income or $72,335 in a household with 3 people or more. The price of the home can not exceed $258,691 which in Brevard County is a lot of house these days. These buyers have to take an eight hour first time buyer class prior to closing on their home.

Brevard County Bond Program is another bond program that is offered by the Brevard County Housing Authority. It only applies to homes purchased in Brevard County which includes Titusville, Melbourne, Palm Bay, Cocoa Beach and Merritt Island. This bond is first come, first serve while funds last. The rate on the bond is at a low 3.9% rate. This program offers downpayment assistance up to $5,000. This program is only for first time homebuyers and the buyers must also take an eight hour class to received the bond prior to closing. This bond program abides by the same income limits as the Florida First bond and the sale price of the home can not exceed $258,691.

If you are a first time buyer looking at property in Florida, you can consult your loan specialist about these bond programs. If they are unfamiliar with these programs, I can direct you to lenders that know how to access and use these bonds for purchase. There is more information on the Florida Housing website.

You should come to Florida where the buying is easy . . .

Posted in Finance, Local News | No Comments »
February 25th, 2010
Problems with your Bank – Go to the FTC!!

Many Americans are in the process of fighting with their bank or mortgage lender dealing with loan modifications. Most of these Americans are losing too. I have heard many stories about banks never sending paperwork, telling your approved for a program but never actually able to get you qualified. New programs rear their ugly head and homeowners are starting the process over again.

Americans are throwing their hands up and pitching in the towel.

Well, not all is lost and these people do not have to give up. They do have an option. File a complaint with the Federal Trade Commission. The FTC was originally designed to break up trusts during the Wilson years. However, as time has passed, the FTC has stood as the organization that can fight big corporations that have deceptive, fraudulant practices that are unfair to the American consumer. The FTC reported in 2009 that there were a cumulative 32,442 complaints against banks or lenders. These reportings only accounted for about 2% of complaints. If Americans continue to fight the battle and lose against the financial institutions, file a complaint with the FTC and see if they will step in and save the American public from the financial monsters.

Posted in Finance | No Comments »
February 22nd, 2010
$1.5 B to Troubled States from TARP – Florida is Included!!

The president announced a plan to funnel $1.5 B to housing agencies in Arizona, California, Florida, Michigan and Nevada. The plan is designed to help the states that have been impacted the most over the downturn in the real estate market and rising unemployment rates.

Florida currently tops the nation in loan defaults with more than 20% of all mortgages that are seriously delinquent or in foreclosure. The idea is that although this amount is a drop in the bucket, that it will encourage states to think creatively and find solutions to the struggles in the housing market.

The Making Home Affordable Program has struggled to help unemployed homeowners who can not qualify for modifications based on their income. It is also an attempt to tackle the thorniest issue to come from the mortgage meltdown – how to cope with homeowners in upside-down loans.

The $1.5 B is coming from the Troubled Asset Relief Program (TARP) and can be used to help negotiate with lenders to write down mortgages on underwater loans. The money will be distributed to states based on a formula that considers home price declines and unemployment.

The hopes are this new program can help the states that are in the most trouble based on local conditions.

Posted in Finance, Local News, National News, Uncategorized | No Comments »
February 20th, 2010
Mortgage Affordability is Different These Days . . . Here’s How

From: Liz Pulliam Weston

Thirty years ago, first-time home buyers were often encouraged to stretch as far as they possibly could to buy a house. Back then, that advice made some sense but, today, it can be a recipe for disaster.

A too-big house payment can, at the very least, leave you with too little money for other goals: retirement, vacations, college funds for the kids. At worst, it can leave you vulnerable to foreclosure and bankruptcy. What’s more, you can’t count on your real estate agent, a mortgage loan officer, your friends and family or an Internet calculator to know what you can really afford. That’s a decision you have to make yourself after reviewing your finances, your future obligations, your goals and your gut. Yet many first-time buyers still find themselves pushed into mortgages that are bigger than they can handle, based on old-fashioned advice.

Here’s what’s changed in the 30 years (or more) since your parents bought their first house:

1. Inflation. Rapidly rising prices in the 1970s and early 1980s meant you could count on hefty annual raises. Today, you can’t rely on double-digit income boosts to make your mortgage payment less of a burden each year.

2. Two-income couples. A generation ago, single-income families were more common. If the breadwinner lost a job, the other spouse could go to work to save the house. With more two-income families needing both paychecks to make the mortgage payment, there’s no one on the sidelines to take up the slack — unless you put the kids to work.

3. The lending industry. Thirty years ago, it was pretty tough to get a mortgage for more than you could really afford. While lenders have learned their lesson after years of “liar loans’ and other easy-money tactics, they sometimes still push, knowing that the vast majority of their borrowers will do whatever it takes to pay their mortgage — even if it means trashing the rest of their financial lives.

4. Retirement. A much bigger proportion of the work force was covered by traditional, defined-benefit pensions 30 years ago — which means they didn’t have to save massive amounts of money on their own to have a decent retirement. Today, the onus is typically on you to carve enough out of your budget to fund 401k’s and IRAs.

So how much should you spend on a house?

The traditional way to calculate that is to add up all your income and make sure that your housing expenses — mortgage payment, homeowners insurance and property taxes — don’t exceed a certain amount of that total. The traditional limit, still used by many lenders, is 28% of gross monthly income. Some financial advisers recommend capping your outlay at 25%; others suggest stretching to 33% or more.

All that math making your head hurt? Here’s the short version: You’ll probably be most comfortable using the 25% lid. You may want to go even lower if:

1. You plan to have children. Kids can be expensive, and many couples discover they want to have the option of one partner staying home or working part-time once kids arrive. That’s tough to do if you need every penny of both incomes to make ends meet. If you really want to be conservative, do your calculations based on the income you think you’ll have post-baby.

2. You have an expensive hobby, like travel. Most homeowners are willing to put their wanderlust on the backburner to buy more house. If that’s not you, buy less house.

3. Your income varies considerably. Most American workers have variable incomes, thanks to the prevalence of overtime pay and bonuses (and, these days, pay cuts and reduced hours). If yours swings wildly from year to year, though, consider basing your calculations on your average earnings over several years or (even more conservative) on the minimum you expect to make.

Posted in Finance | No Comments »
December 10th, 2009
Buyers – Low on Cash? Maybe a USDA Program is for You

Wait a minute . . . did you say USDA as in the U.S. Department of Agriculture? Well, yes, I did. The USDA has a rural development program with funds available to help you buy a home in select communities. There are stipulations but the program provides 102% financing of the purchase price. Here is how it works:

1. The 102% financing is correct, however, 100% is obviously the purchase price of the home and the additional 2% covers funding fees that have to be paid to obtain this type of loan program. If a buyer makes a full price offer and can get the seller to cover 3% cost to close that is allowed, then the buyer gets to purchase and close the home with a very small amount of cash.

2. The home has to pass FHA standards. There can be no cost to cure items such as broken windows, torn out cabinets or roof repairs.

3. The home has to have a water test and the home must have potable water. In most areas that have residential development in outskirt rural areas, this is not a problem but it is a condition of the funding.

4. In Central Florida along the beaches, there are only two areas that fit within the geographic boundaries of these programs. Those areas are Port St. John (pretty much just zip code 32927) and areas in Sebastian. The USDA has a mapping system (found here) on their website that can give you a rough idea if a property would qualify for this type of funding. However, the information is not guranteed and will need to be confirmed by the lender providing the program.

5. Right now there are lenders that can work with a credit score of 620. There are some that can do a score of 580 on a case by case basis but those opportunities become less and less each day.

USDA programs are not for everybody but they can definitely be an opportunity to explore if other funding programs are requiring too much cash to close. This is an alternative that requires little cash and allows a buyer to get a new home.

Posted in Finance | No Comments »
November 27th, 2009
Is Now Really the Time to Buy??

You have heard this phrase repeatedly from the National Association of Realtors, NAR, and any of their members for the last two years now that “Now is the Time to Buy!” Yet, the NAR has come under fire from lenders and its own members saying “STOP IT!! Markets are declining and now is not the time to buy.” However, what I think these agents are saying is “Now is not a good time for my longtime business partner/investors to buy and make 30% profit in 30 days with a quick flip!”

The home investors in the market were definitely part of the driving force that caused the crash of the housing markets nationwide. Think about it. We have a simple case of supply and demand that went WAY wrong. Normally in supply and demand, as demand increases, prices increase and theoretically supply increases to match up with demand and balance the price tag yet still deliver the goods that are being demanded. Builders were ready to ramp up and meet supply, the lenders jumped in and changed their lending requirements to fund the supply that was being demanded but their never truly was a demand out there to purchase the homes in the long run other than investors with the intention of selling to this mysterious pool of buyers that were really no where to be found. And in residential construction, because building a supply to match this “increasing level of demand” there is a lag. It takes a year or so to build and permit a home locally.

So, what happens on the downside of supply and demand when there is no one demanding the goods at a price that they are being offered for?? Well, no one buys them and their prices have to be lowered to meet what people are willing to pay for them. Prices begin to decline and eventually find “buyers” in the market. Some are wanting to be home owners and some are those investors that think now they can find new bargains and make money off them again. So, there was this huge supply, little demand and prices dropped, sounds like supply and demand at work.

So, after this long drawn out economics lesson . . . what does it all mean? Well, it just means that the real estate market is returning to a level of normalcy and that it is a good time to buy. It is especially good if people treat real estate like they traditionally did meaning that people would save some money, put in a sizeable down payment and plan to live in the house for at least 3-5 or sometimes 7-10 years. If someone buys now or next year they are going to be in a healthy situation to see returns on their investment but in the Brevard County market it is going to take maybe 3 years or more to get there.

So, believe the hype. Now is the time to buy if you are in a healthy financial position to do so. Don’t buy a home just because you are a first time buyer and you think a free government check of up to $8,000 is worth it. Really?!?! You are going to take out a $100,000 loan or higher to make back $8,000 in cash. Not a good plan and not a good investment. Be in a position to buy, shop around, make a sound offer and go for it. After several years you will find a return when you have saved up and are ready to become a second-time, move-up buyer.

Posted in Finance | No Comments »
May 11th, 2009
Beware of 4 costly mortgage fees

By SmartMoney
Mortgage lenders may be offering loans at record low rates, but that doesn’t mean the loans are coming cheap.

In fact, borrowers may see much of the savings they’d realize from lower rates wiped out by closing costs, fees that are on the rise as lenders seek to pad their bottom lines.

“Frankly, lenders are struggling to make mortgages on a profitable basis in order to ensure survival,” says Keith Gumbinger, a vice president at mortgage information firm HSH Associates. “And you can, as a lender, help to increase your profitability by an increase in fees.”

As homeowners rush to lock in those rock-bottom mortgage rates, lenders’ costs of doing business increases, says Brian Smith, a senior loan officer at Republic Mortgage in Seattle. For example, whenever a lender locks in a rate for a prospective borrower, that action incurs administrative costs, even if the loan doesn’t close. Should the borrower fail to get approved, change his or her mind or jump on a lower rate elsewhere, the lender is still on the hook for the costs.

“As these locks fall out, each loan gets more expensive for you (as a lender), so you pass on that cost,” Smith says.

As a result, borrowers may encounter higher underwriting or administrative fees, along with bigger charges from appraisers, mortgage insurers and mortgage finance companies Fannie Mae and Freddie Mac.

When shopping for a mortgage, ask lenders to provide you with written good-faith estimates so you can compare costs, says Frank Ruzicka, a mortgage banker with Cornerstone Mortgage in St. Louis. Here are four fees to watch for:

1. Processing fees
Whether they’re called administrative, application, underwriting or processing charges, these fees are on the rise as lenders compensate for the lower-rate loans that they offer to be competitive. A lender may offer a borrower a $140,000 loan at an attractive 4.875% and no points, for example, but slip in a $350 underwriting fee and a $350 processing fee in addition to its regular application fee, Ruzicka says.

While charging an application fee of several hundred dollars is normal, piling on several additional charges for the same amount of work is not. Be sure to compare several lenders’ fees and question anything that seems redundant.

2. Fannie’s and Freddie’s cuts
On April 1, Fannie Mae and Freddie Mac yet again increased fees for loans they purchase or insure. Depending on a borrower’s credit scores and the size of his or her loan relative to the home’s value, these so-called loan-level price adjustments can range from 0.25% to 3% of the loan. Another 0.25% to 3% is added for cash-out refinancing (when borrowers refinance with loans that are bigger than what they owe on their existing loans so they can have some cash left over).

For someone in the credit score range of 660 to 679, a 30-year fixed-rate mortgage that is 85% of the home’s value would incur 2.5% in fees. (Before April 1, that same loan would have cost 1.75%.) And if the borrower took out cash, another 2.5% would be added, for a total of 5%.

To figure out if you’ll be hit with these charges, ask your lender or mortgage broker whether your loan will be sold to or insured by Fannie or Freddie. Today, that’s the case for 56% of all outstanding mortgages.

3. Appraisal fees
Thanks to the Home Valuation Code of Conduct — a set of regulations on property appraisals that went into effect May 1 — lenders that deliver loans to Fannie Mae and Freddie Mac are now prohibited from selecting or communicating with appraisers. This may cause them to collect appraisal fees upfront whether the loan goes through or not, Republic Mortgage’s Smith says.

If a borrower wants to refinance a home she thinks is worth $300,000, for example, but an appraiser values it at $200,000 and the loan doesn’t go through, the appraiser still has to be paid.

“I have not had to order an appraisal since the rules took effect (May 1), but I plan on collecting the appraisal fee at the time of loan application from now on,” Smith says. “Because the new rules forbid me from having any ‘substantive’ communication with the appraiser, I won’t know whether the property value will be enough to structure and price the loan.”

Appraisers are also being required to use a new form that they estimate adds 45 minutes to the time it takes to complete an appraisal. “We charge by the hour, so it will drive up costs,” says Brad Charnas, an appraiser in Cleveland.

4. Private mortgage insurance
As mortgage insurance companies move to so-called risk-based pricing, private mortgage insurance, which is required of anyone purchasing or refinancing a home with less than 20% equity, is getting more expensive for borrowers with lower credit scores, says Tom Taggart, a spokesman for San Francisco Bay Area mortgage insurer PMI. Someone buying a $200,000 home with 10% down, for example, would pay $1,000 a year in private mortgage insurance if he had FICO scores of 700 or higher. At 680, he’d pay $1,162 a year.

Posted in Finance | 1 Comment »
April 24th, 2009
Why Banks (Still) Are Not Lending

Taxpayers want bailed-out banks to make loans and goose the economy. But given the depths of the economic mess, that’s the last thing the banks should do.

By David Weidner, MarketWatch
Banks need to stop the charade, ignore the political and public pressure and admit they’re not lending.

It’s not because they don’t want to, but because it’s bad business.

Don’t think so? Take this pop quiz. Bank of America (BAC, news, msgs) posted smashing first-quarter profits and its chief executive, Ken Lewis, said the Charlotte, N.C., company is lending as if the good times never ended. So, in the bank’s conference call, which of the following statements did Lewis make?

A. “Credit is bad, and we believe credit is going to get worse before it will eventually stabilize and improve.”

B. “Even our internal economists are a little at odds as to the timing (of the recovery), with some seeing recovery earlier (than year’s-end).”

C. “We believe unemployment won’t peak until next year at somewhere in the high single digits.”

D. All of the above.

E. None of the above.

For a CEO whose bank is lending as if it’s 2006, you might be surprised that the Lewis who proclaims to be bullish on loans is bearish on the economy. The answer is D.

There’s only one problem. No bank CEO can reconcile more lending with a deteriorating economy — especially one in which economic conditions are the worst they’ve been in generations. But that’s exactly the claim the bank chief is making.

Lewis described a deep recession that’s going to be here for months. Still, Bank of America touts that it’s “helping” homeowners and small businesses with new loans. It claims to have added 45,000 customers and provided them credit. The reality, however, is less impressive: Bank of America loaned $183 billion during the quarter, up just 1.6% from the last quarter of 2008, when lending took a big dive industrywide.

This isn’t to single out Bank of America. All of the major big banks, including Wells Fargo (WFC, news, msgs), JPMorgan Chase (JPM, news, msgs) and Citigroup (C, news, msgs) have been doing the credit double-talk that goes something like this: These are terrible conditions to be lending in, but we’re lending in them without risk.

If those claims sound a little too good to be true, it’s because they are. Almost all the big banks that have taken cash from the Troubled Asset Relief Program have curtailed lending, according to The Wall Street Journal.

One of the intentions behind TARP was for it to be a kind of stimulus program made through the banks. After plugging holes on each bank’s balance sheet, the TARP cash was supposed to flow into new mortgages, auto loans, credit card lines and corporate lending. Six months later, it’s fair to say TARP money has helped prop up some banks, but it hasn’t flowed into the consumer credit markets the way the framers intended.

Now, critics have argued that the banks should be loaning this money to help stimulate the economy. Companies need credit to expand and hire, they say, and consumers need credit to buy products and help feed the economy.

In almost any other economy, this would be true, but not at a time when an overextension of credit created the recession we are fighting.

Credit cycles, by definition, are periods where banks overextend credit and then pull back to correct the imbalance. If the government forces banks to lend to at-risk borrowers, we’re going to aggravate an already dire credit picture and require more government intervention.

You can easily see how lending to home buyers not worthy of credit would fuel the nation’s housing woes and create more housing problems, but what about the loans most people assume are helpful to the economy: small-business loans?

It turns out that existing small-business loans are defaulting at an alarming rate. More than 4.4% of small-business loans were in 30-day default, up from 3.48% a year ago. And 1.29% were delinquent 90 days, up from 1.04% a year earlier, while 0.63% were 180 days delinquent, double the rate a year ago, according to PayNet, a small-business payment network.

It doesn’t matter what type of loan; lending into an economic downturn is an invitation to trouble.

Some of the biggest US banks posted first-quarter profits that skeptics assert are based more on accounting gimmicks than healthy operations. Are the earnings legitimate? (April 22)The steep rise in defaults and nonperforming loans suggests that the economy will make it hard for banks to simultaneously set aside reserves and lend more money out. Small businesses will lay off workers before they start missing loan payments, and the unemployed can’t pay off their credit cards and car loan payments.

Taxpayers fuming about the banks’ unwillingness to loan government money into the system might reconsider, given that the banks are actually being prudent with taxpayer cash. Now that banks have been backstopped by the Federal Reserve and Treasury Department, they have less incentive to scrutinize credit. The risk of bad loans has been shouldered by Washington.

Banks have made a lot of missteps in the financial crisis — overreaching with credit, misusing taxpayer cash, imposing punitive interest costs on consumers, being insensitive — but reining in credit is not one of them.

So, when Lewis and his counterparts at competing banks brag about how much lending they’re doing, take it with a grain of salt. In most cases, this is posturing by CEOs looking to fend off criticism they’re not doing enough to help the economy.

What critics fail to acknowledge is that we all benefit from banks adhering to lending standards. When that doesn’t happen, we get financial collapses that compare to the darkest times in our history.

Posted in Finance | No Comments »
April 18th, 2009
First Time Buyers – Now is the time

I have to say that first-time home buyers definitely could not have better opportunities than now to buy. I thought before the boom in 2003/2004 that the “Golden Hour” was then. However, rates are low, homes are highly affordable in our market and there are so many incentives and programs to help these people buy.

So, if you are one of those first-timers that are on the fence and unsure because of all the negative press out there about our financial system collapsing; JUMP OFF THE FENCE!! It is a great time to buy in Brevard if you are prepared for homeownership.

If you are one of those that is shopping and is unaware of the programs available, just send me a message here on the website and I could help guide you through. I would love to give you the information you need to make a decision that will affect the rest of your life.

Posted in Finance | No Comments »
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