Capitol hill hbc 9.27.12

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Capitol hill hbc 9.27.12

  1. 1. Redfin’s Home Buying Class September 27, 2012 Seattle, WA Presented by: Winston McClanahan Redfin’s Capitol Hill TeamSlide 1 of 54
  2. 2. Agenda ● To buy or not to buy ● Overview of purchase process ● Understanding the Market ● Touring ● Mortgages ● Break! ● Choosing an agent ● Redfin as a tool ● Short sales & foreclosures ● What to know about closingSlide 2 of 54
  3. 3. A Little Bit About Who We Are Redfin is a real estate brokerage that has helped over 20,000 people buy or sell a home; 97% would refer us to a friend. ● Customers, not commissions ● Informed decisions ● The right home for the right price No obligation Get back a portion of our commissionSlide 3 of 54
  4. 4. To Buy or Not to BuySlide 4 of 54
  5. 5. Why You Should Buy a Home ● You have a family and need room to grow ● You expect to stay put for 5 or more years ● You’re handy & and ready to invest ● You’ve saved up a down paymentSlide 5 of 54
  6. 6. Why You Shouldn’t Buy a Home ● You don’t have a good reason ● You can’t afford the down payment ● You can rent for much less ● You plan on moving soon ● You’re worried about job securitySlide 6 of 54
  7. 7. Understanding the Buying ProcessSlide 7 of 54
  8. 8. Overview of Purchase Process (more details to follow) ● Information – learn as much as possible about the market, the neighborhood, price trends ● Tour some houses to get a general idea ● Interview Lenders- get pre-approved ● Choose an Agent ● Tour more seriously and find YOUR home ● Mutual Acceptance on your offer ● Home Inspection “Contingency” ● Financing and Appraisal “Contingencies” ● ClosingSlide 8 of 54
  9. 9. Understanding the MarketSlide 9 of 54
  10. 10. Case-Shiller: Seattle Area v. 20-City 250.00 20-City Composite Seattle 200.00 150.00 100.00 50.00 0.00Slide 10 of 54
  11. 11. Case-Shiller – By the Numbers Seattle Area Up 1.8% year-over-year Peak was July 2007 Down 27.3% from peak Currently at December 2004 prices 20-City Composite Up 0.5% year-over-year Peak was July 2006 Down 31.1% from peak Currently at July 2003 pricesSlide 11 of 54
  12. 12. # Homes for Sale – August 2012 City Compared to Compared to July 2012 August 2011 Seattle -8.8% -44.9% Bellevue -2.9% -46.2% Federal Way -9.6% -52.1% Issaquah -14.5% -38.6% Kent -8.8% -45.8% Kirkland -3.4% -48.1% Renton -12.1% -51.9% Shoreline -10.1% -41.9% Redmond +1.6% -55.4%Slide 12 of 54
  13. 13. # of Sales – August 2012 City Compared to Compared to July 2012 August 2011 Seattle +5.6% +16.4% Bellevue +6.5% +9.6% Federal Way -23.4% +1.2% Issaquah +41.3% +76.7% Kent -10.5% +1.6% Kirkland -9.9% +3.6% Renton +7.1% +23.9% Shoreline +14.1% +15.9% Redmond +20% -1.2%Slide 13 of 54
  14. 14. Price Changes – August 2012 Median Sold Median Listed Median Sold Median Sold City Price August Price August $/SqFt Change $/SqFt Change 2012 2012 since July 2012 since Aug 2011 Seattle $375,000 $400,000 +0.0% +6% Bellevue $500,000 $680,000 -1.5% +11.1% Federal Way $185,000 $250,000 +8.7% +13% Issaquah $397,000 $360,000 +2.5% +10.4% Kent $215,000 $275,000 +7.2% +7.8% Kirkland $400,000 $539,000 +4.6% +7.5% Renton $281,000 $279,000 -2.7% +3.6% Shoreline $260,000 $360,000 -2.9% +1.8% Redmond $432,000 $550,000 +0.0% +1.9%Slide 14 of 54
  15. 15. Seattle August Stats for HomesSlide 15 of 54
  16. 16. Seattle August Stats for HomesSlide 16 of 54
  17. 17. National Market Trends ● Multiple Offers ► 74% of offers in OC faced competition in March, 51% in DC ► Offers increased 50% nationwide but closings only increased by 17% ► Competition is up for getting offers accepted ● Tale of 2 markets ► Prices are mostly soft for condos and townhomes ► Entry level and mid range houses are selling like hotcakes ● Nationally, prices are down 3.8% ● Number of homes for sale is down 27% from March last yearSlide 17 of 54
  18. 18. Where is the Local Market Headed? ● Supply of homes is at a five-year low and won’t increase the rest of the year ● Rents have been rising, making buying more attractive) ● Market stabilizing, though likely 2-3 years before significant appreciation ● Rate increases - biggest issue for buyersSlide 18 of 54
  19. 19. Short Sales and Bank OwnedSlide 19 of 54
  20. 20. What is a Short Sale? The owner owes more on the mortgage than the home is worth ● Usually pre-foreclosure, but not always ● Listed for less than what’s owed to the bank ● Requires 1 - 2 banks’ approval (usually 2) ● May have other liens (taxes, utilities, HOA) We Can Help With a Short Sale! ● See short sales with a Redfin agent ● If you want to buy, work with a Redfin agent or a short sale partner agent ● Redfin partner agents work for other brokerages but share Redfin’s commitment to customer service ● Get a 15% commission refundSlide 20 of 54
  21. 21. What is a Bank-Owned Property? ● A foreclosed home owned by a bank or lender ● Standard sale but: ► Verbal negotiations ► Long response times ► Repairs unlikely ► Legal addenda may require an attorney ► Limited or no disclosures ► Banks demand use of their own contracts ► Bank can back out any time until they’ve signed ► Contract often requires early release of earnest moneySlide 21 of 54
  22. 22. MortgagesSlide 22 of 54
  23. 23. Review Your Financial Situation To Buy or Not to Buy ● Pull credit report, look for errors ● Establish comfort level for monthly payment ● Figure out how much monthly income goes towards debt: 28 – 33% healthy ● Pay down credit balances to 1/3rd ● Don’t open any new lines of credit ● Don’t buy any big ticket items ● Source of money ● Current employment statusSlide 23 of 54
  24. 24. Start Shopping for Lenders Compile a list of 3-4 lenders & brokers Good sources include: ● Redfins partner lenders ● Referrals from friends, family & co-workers ● Online review sites, such as Yelp ● Local chains and offices *Know your lenderSlide 24 of 54
  25. 25. Getting Pre-Approved A pre-approval letter is a letter from a bank or a lender estimating how much theyll lend you ● Establishes what you can afford & makes offer process go faster ● What’s the difference between Pre-Approval and Pre-Qualification ● Good for 90 days, depending on lender ● Ask for a few different amounts ● Similar, yet different from pre-qualification ● Redfin asks that you get pre-approved before your third tour ● Are gift funds involved? ● How much do you have for a down payment? Information needed: ● W-2, two pay-stubs, tax returns, bank statementsSlide 25 of 54
  26. 26. Comparing Loan Estimates ● Gather loan estimates ► A minimum of three, more is better ► These aren’t final numbers, but within a few thousand dollars ► Compare similar loans Program (FHA, conventional) Timeframe (same day) ● Compare costs side-by-side ► Discount & origination points ► Interest rates ► Insurance premiums (FHA, PMI) ► APR (interest rates + fees + points + PMI)Slide 26 of 54
  27. 27. Types of Loans ● Conventional: ► As low as 5% down ► Fixed or adjustable rates, conforming or non-conforming ● Federal Housing Administration Loan (FHA): ► Always have mortgage insurance ► Buyers need only a 3.5% down payment ● VA Guaranteed Loan: ► Veterans, active duty personnel, reservists/national guard, surviving spouses ► No down payment ● Ask your lender if they have special loan programs ► Example: BB&T Chips ProgramSlide 27 of 54
  28. 28. Where Are Rates Headed? Type of Loan September 13, 2012 September 20, 2012 30-Year Fixed 3.55% 3.49% 15-Year Fixed 2.85% 2.77% 5/1 ARM 2.72% 2.76% 1-Year ARM 2.61% 2.61%Slide 28 of 54
  29. 29. Make Your Decision ● When possible, get a loan commitment ● Make alternative funds liquid (401k, stock) Good news! Loan payments are made in arrears, so your first loan payment won’t be for two months.Slide 29 of 54
  30. 30. Break!Slide 30 of 54
  31. 31. Putting it all together to findYOUR homeSlide 31 of 54
  32. 32. Redfin.com-Benefits of a MLS Powered Site ● All the homes for sale: 30% more listings ● You see what the agent sees: 4x the data ● Real-time market data: photos, details of just-sold homesSlide 32 of 54
  33. 33. Highlights of Redfin’s Site ● Search by zip code or neighborhood ● Saved searches/instant alerts ● Agent notes ● Download results ● Price your home ● Forums ● Home buying guide ● Home inspection guide ● Any questions about the site?Slide 33 of 54
  34. 34. Open Book ● Redfin Certified Providers ● Every professional is reviewed and all reviews are shown ● Search for local: ► Inspectors ► Lenders ► Title CompaniesSlide 34 of 54
  35. 35. Choosing the Right AgentSlide 35 of 54
  36. 36. Traditional vs. RedfinSlide 36 of 54
  37. 37. What to Ask Any Agent ● Is this your full-time job? ● Familiar with foreclosures or short-sales? ● Where were your last five deals? ● Who else will be working with me? ● Will you show me all properties for sale? ● When am I committed to working with you? ● Has a client ever filed a complaint? ● How are you paid? ● Can I see some reviews of your work?Slide 37 of 54
  38. 38. Experience With Multiple Offers This occurs when inventory is down and buyer interest is up 5 Tips for Winning in a Bidding War 1. Make the competition eat your dust 2. Get pre-approved with a local lender & get underwriter approval 3. Start the conversation early 4. Write a letter & appeal to the seller 5. Know your limitsSlide 38 of 54
  39. 39. Redfin’s Partner Program Partner agents are employed by other brokerages, but have teamed up with us to provide Redfin-Certified service to a wider range of customers. We’ll refer you to a partner agent when: ► A home is outside of our direct service area ► A home is below our price minimum ► We’re experiencing an unusually high customer demand We survey all partner agent clients ► All surveys are published on their Redfin page ► 97% of customers would recommend Redfin partnersSlide 39 of 54
  40. 40. TouringSlide 40 of 54
  41. 41. Making the Most of Your Tour 1. Bring a camera, notebook & tape measure 9. Peek into the attic 2. See how much sunlight the place gets 10. Bring a marble or two 3. Check the bathrooms for rot & mold 11. When sharing a wall, make sure it’s thick 4. Look for wavy or discolored wood siding 12. Ignore the appliances and carpets 5. Make sure water spouts drain away from 13. Check the closets house 14. Get the disclosure packet 6. Take stock of storage space 15. Compare the property’s tax records to the 7. Turn off any music playing in house listing details 8. Check for hardwood floorsSlide 41 of 54
  42. 42. How Touring with Redfin Works ● Up to six homes per tour in two hour blocks ● Go on as many tours as you need ● Led by agent or field agent ● Need to be verified ● No obligationSlide 42 of 54
  43. 43. Home Inspection and Other ContingenciesSlide 43 of 54
  44. 44. Home Inspection ● We recommend that you have a home inspection ● Cost runs $350 to $1200 depending upon the size of the house ● Your agent will accompany you ● Your time to evaluate the property ● What an inspection contingency covers and doesn’t cover ● Types of inspectionsSlide 44 of 54
  45. 45. Other Contingencies ● Appraisal – Performed in conjunction with financing ● Financing ● Termite ● OtherSlide 45 of 54
  46. 46. Closing – what you need to knowSlide 46 of 54
  47. 47. Closing: HUD–1 Settlement HUD-1 Settlement Statement – Lists all fees/charges/credits By law, the final costs listed on your HUD-1 must be within 10% of the estimates provided on your Good Faith Estimate (GFE). ● Lender charges ► Includes origination fee, appraisal fee, credit report, insurance and tax escrows ● Title charges ► Includes settlement fee, and owner’s and lender’s title insurance ● Government charges ► Includes recording fees, recordation taxes and property taxesSlide 47 of 54
  48. 48. Title Companies ● What does the title company do? ► Prepares the final documents, including the HUD-1 ► Conducts the closing ► Examines and clears the title to the property ► Records the deed, mortgage and any other recordable instruments ► Issues title insurance to the lender and the buyerSlide 48 of 54
  49. 49. Closing: Title Insurance ● Title insurance guarantees that the property is clear and marketable ● 2 types of title insurance policies ► Limited (Standard) Protection against pre-closing defects in title ► Enhanced (Eagle) Costs 20% more than Standard policy Covers post closing fraud, forgery, identity theft Increases with value of the property up to 150% of original price Includes coverage for: mechanic’s liens, invalid permits, forced removal of structure, unrecorded easements, unrecorded leases,Slide 49 of 54
  50. 50. Closing Day ● You’ll have a final walk-through on closing ● Closing typically takes 1 hour day or just before ● Get keys and take possession! ● What to bring: ► Government issued photo ID ► Certified checkSlide 50 of 54
  51. 51. So What Now? ● Make sure it’s the right time for you ● Start browsing online ● Check out our Home Buying Guide and Events page ● Find the right agent ● Look for a lender and get pre-approved ● Start seeing homes ● Make an offer & close the dealSlide 51 of 54
  52. 52. Thanks for Coming! Please fill out the survey that was handed out at the beginning of class. We appreciate the feedback! Check out our upcoming classes and events at http://www.redfin.com/buy-a-home/classes-and-eventsSlide 52 of 54
  53. 53. Our next class! Home Inspection Class October 2, 2012 6:00pm – 8:00pm Redfin’s Seattle Office (Same Location) http://www.redfin.com/buy-a-home/classes-and-eventsSlide 53 of 54
  54. 54. Thanks for attending!Slide 54 of 54
  55. 55. Questions? Contact Us Winston McClanahan Redfin Agent - Capitol Hill Team 206.579.3422 winston@redfin.com Kurt McCloud Mortgage Consultant – Wells Fargo Home Mortgage 425.369.2661 kurt.mccloud@wellsfargo.comSlide 55 of 54
  56. 56. AppendixSlide 56 of 54
  57. 57. Appendix ● Important forms/contracts ● Favorite Real Estate ResourcesSlide 57 of 54
  58. 58. Some Of Our Favorite Sites ● Seattle Bubble: market analysis ● Curbed Seattle: cool houses ● Urbnlivn: for condo shoppers ● WalkScore: see what’s nearbySlide 58 of 54
  59. 59. HUD Settlement Statement
  60. 60. Favorite Real Estate Links● Property information ► PropertyShark: Zoning data, title history, permits, neighborhood data; navigation is clunky● Neighborhood information ► WalkScore: Proximity to points of interest ► Trulia Heat Maps: Median prices across a county
  61. 61. Favorite Homes For Sale Links ● Redfin: MLS + FSBO + REO, updated every 15 minutes, with DOM, price history, Zestimate ● craigslist: Major FSBO source that Redfin doesn’t have ● HotPads: Foreclosure heat maps ● RealtyTrac: Foreclosure market detail, subscription required for full reports ● Brokerage site of listing agents: more photos of the listing
  62. 62. Favorite Data Links ● Case-Schiller Indices: Pricing trends by metropolitan area ● Altos Research: Median price trends and days on market by city, but some complain data is unreliable ● MSN Home Affordability Calculator: Based on your income & credit score ● SmartMoneys Home Buying Worksheet: Similar to the MSN calculator, but requires more info
  63. 63. Favorite Mortgage Links ● Bankrate: Many ads, but is great for comparing local lenders ● Zillows Mortgage Marketplace Help Center: Articles mortgage rates, types of mortgages, credit reports, and a series of mortgage calculators ● The Mortgage Professor: Bare bones information on mortgages, definitions of common terms, myriad of mortgage calculators ● HUD FHA page: Most reliable explanation of FHA loans, good site for first-time buyers
  64. 64. Favorite Links● Loans for first-time home buyers ► Federal Housing Administration (FHA) ► Fannie Mae and Freddy Mac● Government sites ► Federal Trade Commission: Articles & alerts for home- buyers. ► Dept. of Justice: Role of competition in real estate
  65. 65. Favorite Links Cont.● Remodeling & renovations ► DoItYourself.com: A few ads, but a useful clearinghouse of information on remodeling ► National Association of Home Builders (NAHB): Articles on remodeling your home, most are good

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