Real Estate Tips

Top Priorities When Moving with Kids

According to the Pew Research Center, around 37% of U.S students will be going back to school soon and the rest have already started the new academic year. With school-aged children in your home, buying or selling a house can take on a whole different approach when it comes to finding the right size, location, school district, and more.

Recently, the 2019 Moving with Kids Report from the National Association of Realtors®(NAR) studied “the different purchasing habits as well as seller preferences during the home buying and selling process.” This is what they found:

When Purchasing a Home

The major difference between the homebuyers who have children and those who do not is the importance of the neighborhood. In fact, 53% said the quality of the school district is an important factor when purchasing a home, and 50% select neighborhoods by the convenience to the schools.

Buyers with children also purchase larger, detached single-family homes with 4 bedrooms and 2 full bathrooms at approximately 2,110 square feet.

Furthermore, 26% noted how childcare expenses delayed the home-buying process and forced additional compromises: 31% in the size of the home, 24% in the price, and 18% in the distance from work.

When Selling a Home

Of those polled, 23% of buyers with children sold their home “very urgently,” and 46% indicated “somewhat urgently, within a reasonable time frame.” Selling with urgency can pressure sellers to accept offers that are not in their favor. Lawrence Yun, Chief Economist at NAR explains,

“When buying or selling a home, exercising patience is beneficial, but in some cases – such as facing an upcoming school year or the outgrowing of a home – sellers find themselves rushed and forced to accept a less than ideal offer.”

For sellers with children, 21% want a real estate professional to help them sell the home within a specific time frame, 20% at a competitive price, and 19% to market their home to potential buyers.

Bottom Line

Buying or selling a home can be driven by different priorities when you are also raising a family. If you’re a seller with children and looking to relocate, contact a local real estate professional to help you navigate the process in the most reasonable time frame for you and your family. I am happy to help if you are in the Napa Valley or I can refer you to an experienced agent in a different area.

California Living Trusts...Should You Have One?

The quick answer is Yes if you have at least $150,000 in assets. The long answer gives you a little bit more detail as to what you should know about Living Trusts.

When you own property, have children or have a significant amount of assets, a will may not be sufficient for protecting your interests in the event of death. In these cases, you want a living trust that gives you more control over what happens following death or incapacitation and avoids the expensive process of probate.

What Is a Living Trust?

A living trust is a written legal document that “holds” your property and assets for you. It allows you, as the trustor, to retain control of your property and assets during your lifetime and ensures that they are managed in the way you want after your death or incapacity.

When you create a living trust, you transfer all of your assets into it. These include any real estate, bank accounts, stocks and insurance policies. Your property deeds get transferred to your trust, and the beneficiaries on any accounts get updated to your trust. These assets remain in your control during your lifetime, but a living trust gives clear instructions on what you want to happen upon your death or if you become too ill to manage them.

A living trust kicks in upon the death of one or more of the trustors. It includes provisions for who you want your property and assets to pass to upon your death, who will manage your assets, and how they will manage them. Those who stand to benefit from your trust are known as beneficiaries. The person who manages your trust is known as the trustee, or executor.

You can be both the trustor and trustee to your living will, so that you can manage your assets as long as you are able to. If you and your spouse create a family trust together, you can be co-trustees. That has the added benefit of assets and property automatically passing to your spouse in the event of your death or incapacity without any court probate. During probate, the court supervises the transfer of assets. This can be a lengthy process that doesn’t give beneficiaries quick access to any assets or money.

Under California living trust laws, you can also name one or more successor trustees to manage the trust when the original trustees are no longer able to. These can be other adults (often adult children), a corporate trustee, a professional executor or any combination of those. Whoever is named a trustee must hold and use the assets of your trust only for the benefit of any trust beneficiaries, which are most often your children and other family members.

A living trust is revocable. That means that it can be changed at any time during the life of the person or people who created it. Once one or both of the creators of the trust dies, it turns into an irrevocable trust that can no longer be changed. This is done to protect the interest of the party who is no longer living.

California living trust laws are included as part of California’s Probate Code. California Probate Code Section 15400 says that a trust is revocable unless expressly made irrevocable.

Benefits of a Living Trust

A living trust essentially gives you control when you no longer have any. A living trust allows you to make needed provisions for yourself and your family while you have the capacity to do so. You can allocate what money goes where, who gets what and who takes care of minor children.

There are many benefits to a living trust:

  • A living trust makes funds and assets available more quickly than wills since it avoids the probate process.

  • Assets included in your trust are distributed either upon death or if you are disabled or otherwise incapacitated.

  • Living trusts don’t pass through probate, saving a lot of money for your beneficiaries.

  • Since they don’t go through a court probate in which records are publicly available, you can have assets dispersed privately.

  • You can appoint someone to manage assets and property held in your living trust.

If you have children, they are entitled to some inheritance after your death. With a living trust, you can choose someone to manage their inheritance until they turn 18 or at another age you choose.

California Living Trust Executor Responsibilities

It is very important to choose a competent trustee or executor for your living trust. Under California living trust laws, this person has the legal right to manage and control every asset in your trust. Because California living trust executor responsibilities are so important, you need to make sure the person you choose is someone you trust. You will need to provide access to your trust document and assets, any insurance policies and other important information.

It is up to you and any co-trustors who you choose as a trustee. It can be an adult child, a relative, a family friend, a business associate or any other adult you feel comfortable managing your assets. If there is nobody you know personally, you can have a professional executor manage your living trust.

Whoever you ultimately choose, California living trust executor responsibilities at death are the same:

  • A trustee must follow instructions laid out in the living trust without any variation.

  • A trustee must use the assets of the trust for their designated use only. The assets cannot be used for the trustee’s own benefit, unless explicitly stated in the trust.

  • Trust assets must be kept separately and cannot be mixed with the trustee’s own assets. Separate checking and savings accounts must be maintained.

  • A trustee must keep accurate records and report to beneficiaries as designated in the trust.

  • A trustee must file needed tax returns and take care of any other financial requirements.

If you or another trustor become incapacitated, California living trust executor responsibilities are slightly different:

  • The executor manages care of the incapacitated person, as well as any minors or dependents.

  • The executor handles necessary business, including insurance coverage and disability benefits.

  • The executor maintains accurate records and accounting for the trust.

When choosing someone to carry out the California living trust executor responsibilities, consider any conflicts of interest the person may have. Also consider how much time and energy she will have to devote to managing your assets.

There should be a stipulation in your living trust about how much to compensate the executor for the time spent managing your property and assets. It does not have to be an extravagant amount, but should be reasonable based on the complexity of the duties listed in your living trust.

How to Create a Living Trust

While you can go online and put together your own living trust, it’s best to work with an experienced estate planning attorney who can help make sure everything is done correctly. This can give you peace of mind, especially when you have kids who you want to make sure are protected.

When you create a living trust, you will go over the following information with your attorney:

  • Beneficiaries for each of your assets, including your spouse, current and future children, other relatives, organizations and pets.

  • Designated trustee or co-trustees and their responsibilities.

  • All of your assets, along with a description and the value of each. These include tangible assets such as jewelry, cars and family heirlooms.

  • How each of the assets should be distributed and to whom.

Do you still need a will if you have a living trust? Most estate planning attorneys in California are likely to say yes, but it’s good to have the conversation.

An estate planning attorney will walk you through the process to make sure you don’t forget to include anything. It’s helpful to go to your meeting prepared with a list of the needed information. Be sure to talk through anything you are confused about so that you don’t have to revisit it down the line.

Once you create the paperwork for a living trust and officially sign the document, you need to fund the trust. All titles and beneficiary designations should be changed to the trust. If you own a home or other property in California, you need to have the deed recorded in the name of the trust.

Certain assets allow you to name the trust as a contingent beneficiary instead. Your lawyer can help make sure your trust is properly funded and all beneficiary designations are correct for the purposes of a living trust.

In addition to a living trust, an estate planning attorney can help you create an advance healthcare directive, nominate a power of attorney in the event of illness or disability, choose guardians for your minor children and pets, and file new deeds for your real estate.

The cost of creating a living trust depends on the attorney you work with, the complexity of your trust and how much additional paperwork is involved. Generally, even if the cost of creating a living trust is expensive, it’s still less expensive than the costs needed for probate. It also gives you peace of mind that your family is taken care of if the unthinkable happens.

Do You Still Need a Will if You Have a Living Trust?

So, do you still need a will if you have a living trust? It’s often advised to have both a will and a living trust to ensure that all of your assets are protected. If you create a living trust, the type of will you need is known as a “pour-over will.”

A pour-over will pushes assets not previously transferred to the trust while you were alive to the ownership of the trust upon your death. In this way, you essentially make your trust the sole beneficiary of your estate. The assets previously placed there or those placed there by your will are covered by the same protections you intended when you set up the trust.

Without a pour-over will, any assets not included in your living trust, or that don’t pass by beneficiary designations, are subject to probate if they are more than $150,000. It also means that those assets may go to people you didn’t intend since they would pass under state inheritance law instead of per your explicit instructions.

The benefit of having a living trust vs. a will is that assets can be distributed without court supervision or approval, as would need to happen in probate. The trustee can automatically use your assets to pay any debts and taxes and then distribute what is left per your explicit instructions.

Whether you opt to have both a living trust and will or one or the other, you should always make sure the document is up to date. This is especially true if you experience a life-changing event such as marriage, birth of a child, acquisition of new real estate or divorce. It’s best to be as prepared as possible when it comes to passing on and managing your estate.

Regardless, please make sure to reach out to an estate planning attorney you trust to help decide the best course of action.

Experts Predict a Strong Housing Market for the Rest of 2019

We’re in the back half of the year, and with a decline in interest rates as well as home price and wage appreciation, many are wondering what the predictions are for the remainder of 2019.

Here’s what some of the experts have to say:

Ralph McLaughlin, Deputy Chief Economist for CoreLogic

“We see the cooldown flattening or even reversing course in the coming months and expect the housing market to continue coming into balance. In the meantime, buyers are likely claiming some ground from what has been seller’s territory over the past few years. If mortgage rates stay low, wages continue to grow, and inventory picks up, we can expect the U.S. housing market to further stabilize throughout the remainder of the year.”

Lawrence Yun, Chief Economist at NAR

“We expect the second half of year will be notably better than the first half in terms of home sales, mainly because of lower mortgage rates.”

Freddie Mac

“The drop in mortgage rates continues to stimulate the real estate market and the economy. Home purchase demand is up five percent from a year ago and has noticeably strengthened since the early summer months…The benefit of lower mortgage rates is not only shoring up home sales, but also providing support to homeowner balance sheets via higher monthly cash flow and steadily rising home equity.”

Bottom Line

The housing market will be strong for the rest of 2019. If you’d like to know more about your specific market, contact a local real estate professional to find out what’s happening in your area.

5 Easy Steps To Avoid Overwhelm From Media Overload

When someone is thinking about buying or selling a home, they want to be well-informed. They want to make the right decision for themselves and their family. They scour the internet for any information they can find about the housing market.

Today, there is an abundance of information available. It is often conflicting news. It can easily lead to confusion and concern, perhaps even causing a potential buyer or seller to cancel their plans to move altogether. Instead, the best things to do are sit down and take a deep breath.

In a recent article, Jeff Davidson, a recognized speaker on the subject of productivity, explained:

“The pace at which new information arrives will accelerate every day…Too often, the reflex to take action only exacerbates your time-pressure problems. Do not bite off more than you can chew, and acknowledge that often, the wisest response to too much competition for your time and attention is to simply slow down to assess the best way to proceed.”

To that point, here is an easy five-step process to follow if all of this information seems overwhelming:

  1. Calm Down – Don’t let the confusion lead to concern or panic.

  2. Slow Down – As Davidson suggests, just “slow down to assess.”

  3. Think – Remember the reasons you wanted to move in the first place. Are they still important?

  4. Plan – Determine whether or not the new information should change anything. If you need further clarification on some points, reach out to a real estate professional in your area for a better understanding.

  5. Act – After thorough consideration, feel good about your decision, whether you decide to move or not.

Bottom Line

Don’t let the plethora of seemingly conflicting information on the housing market stop you from moving forward with your life. Get valuable counsel from an industry professional you trust, and then make the right decision for you and your family.

Do I Need a Permit for That? - Don't jeopardize a future sale.

When undertaking a remodel or home improvement project, how do you know when you need a building permit from your city government?

Cities require permits to ensure that the changes on a home go on record. The changes also are reviewed by an inspector to ensure they’re up to code. For example, if you decide to rewire your electricity panel , exposed wires could represent a safety issue to you and your home.

When homeowners sell their home, buyers and lenders will want to know if any remodels they did complied with building codes. So the permit could salvage a sale too.

“The general rule of thumb is that structural, electrical, plumbing, or mechanical work will require a permit,” notes Redfin at a recent blog post.

The Home Inspector’s File

A fence installation or repair, window installations, plumbing and electrical work, replacing the water heater or changes to the ventilation system, as well as gas and wood fireplaces all will likely require a permit for the work. Also, any additions or upgrades made to the home, typically of $5,000 or more, will likely require a permit.

On the flip side, permits likely won’t be needed for painting, installing floors or faucets, or landscaping work.

Permit requirements vary by city. Check with the local building department to be on the safe side.

Source: https://www.redfin.com/blog/which-home-improvement-projects-require-a-permit/

Americans Have Never Felt This Good About Real Estate

Fannie Mae’s Home Purchase Sentiment Index surged to a new high as consumers became more upbeat about buying and selling, mortgage rates, and their jobs. Five of the six components measured by the index rose month over month.

“Consumer job confidence and favorable mortgage rate expectations lifted the HPSI to a new survey high in July, despite ongoing housing supply and affordability challenges,” says Doug Duncan, Fannie Mae’s senior vice president and chief economist. “Consumers appear to have shaken off a winter slump in sentiment amid strong income gains. Therefore, sentiment is positioned to take advantage of any supply that comes to market, particularly in the affordable category. However, recent financial market events following when the survey data were collected could weigh on consumer views looking ahead.”

Overall, the HPSI, based on a survey of 1,000 Americans, rose 7.2 points compared to a year ago to a record-high reading of 93.7 in July. Here are some highlights from the index’s latest readings:

  • Buying: The net share of Americans who said now is a good time to buy a home rose 3 percentage points from June to 26%, up 2 percentage points from a year ago.

  • Selling: The net share of consumers who say it’s a good time to sell rose 1 percentage point to 44%, up 3 percentage points from a year ago.

  • Home prices: The share of Americans who say home prices will go up over the next 12 months fell 1 percentage point to 37%, down 2 percentage points from a year ago.

  • Mortgage rates: The share of consumers who believe mortgage rates will drop over the next year rose 1 percentage point and is up 24 percentage points from a year ago.

  • Job stability: Americans are more confident about their job situation, with the share who say they’re not concerned about losing their job over the next year rising 8 percentage points to 81%. This is up 16 percentage points from a year ago.

  • Household incomes: The share of Americans who say their household income is significantly higher than 12 months ago rose by 1 percentage point to 21%, essentially unchanged from a year ago.

Source: “Home Purchase Sentiment Index,” Fannie Mae (Aug. 7, 2019)

Bottom Line

Consumers are feeling good about the real estate market. Since Americans are not worried about their jobs, see mortgage rates near an all-time low, and believe it is a good time to buy, the housing market will remain strong for the rest of the year.

5 Real Estate Reality TV Myths Explained

Have you ever been flipping through the channels, only to find yourself glued to the couch in an HGTV binge session? We’ve all been there, watching entire seasons of shows like “Property Brothers,” “Fixer Upper,” and “Love It or List It,” all in one sitting.

When you’re in the middle of your real estate-themed TV show marathon, you might start to think everything you see on the screen must be how it works in real life. However, you may need a reality check.

Reality TV Show Myths vs. Real Life:

Myth #1: Buyers look at 3 homes and decide to purchase one of them.
Truth: There may be buyers who fall in love and buy the first home they see, but according to the National Association of Realtors, the average homebuyer tours 10 homes as a part of their search.  

Myth #2: The houses the buyers are touring are still for sale.
Truth: Everything is staged for TV. Many of the homes shown are already sold and are off the market. 

Myth #3: The buyers haven’t made a purchase decision yet.
Truth: Since there is no way to show the entire buying process in a 30-minute show, TV producers often choose buyers who are further along in the process and have already chosen a home to buy. 

Myth #4: If you list your home for sale, it will ALWAYS sell at the open house.
Truth: Of course, this would be great! Open houses are important to guarantee the most exposure to buyers in your area, but they are only one piece of the overall marketing of your home. Keep in mind, many homes are sold during regular showing appointments as well. 

Myth #5: Homeowners decide to sell their homes after a 5-minute conversation.
Truth: Similar to the buyers portrayed on the shows, many of the sellers have already spent hours deliberating the decision to list their homes and move on with their lives and goals.

Bottom Line

Having an experienced professional on your side while navigating the real estate market is the best way to guarantee you can make the home of your dreams a true reality.

New FHA Rule Will Ease Condo Approval Process

The long-waited Federal Housing Administration (FHA) rule regulating condominium lending was finalized Wednesday afternoon.  The Department of Housing and Urban Development (HUD), the parent agency of FHA, published the final regulation and the policy implementation guidance establishing a new condominium approval process.

As a way of background, under existing rules, to obtain an FHA mortgage a borrower must not only satisfy the lender and the FHA that he or she is a qualified buyer but must purchase a unit that is itself qualified for financing. 

According to the National Association of Realtors®, FHA has put its stamp of approval on many complexes, but given the universe, not nearly enough. Of the more than 150,000 condominium projects in the U.S., only 6.5 percent are approved to participate in FHA's mortgage insurance programs.   

To be approved under existing rules, condo communities must submit a pile of paperwork, be vetted by the administration, make any improvements specified by FHA, and then submit to a reexamination. Specified requirements cover the percentage of owner-occupied units, budgetary reserves, insurance coverage, and HOA dues collections. There are also location requirements related to transportation access.  FHA said its requirements were intended to "make sure that the property remains in good standing and will be desirable."

These requirements often left buyers selecting a condo only to find they could not obtain an FHA mortgage for which they were otherwise qualified. This has had implications for homeownership, especially for low-income borrowers, those with less than perfect credit scores, or with downpayments below the minimum level to obtain other financing.  This has become increasingly problematic as prices for single-family homes have escalated, making condo purchases more important as an option for entry-level buyers.

The new rule, which becomes effective on October 15, will allow a homebuyer to obtain an FHA mortgage for an individual condo unit in an unapproved condominium project if that project is completed and meets the following criteria:

  • In a development with fewer than 10 units, no more than two can be insured by FHA.

  • In a development that exceeds 10 units, a maximum of 10 percent can be insured by the FHA.

  • A minimum of 50 percent of project units must be owner-occupied.

The rule change also extends the certification period from two to three years and expands the eligibility criteria for mixed-use units.

HUD estimates the new rules will make an additional 20,000 to 60,000 condo units eligible for FHA insured loans each year.

HUD Acting Deputy Secretary and FHA Commissioner Brian Montgomery said, "Today we are making certain FHA responds to what the market is telling us. This new rule allows FHA to meet its core mission to support eligible borrowers who are ready for homeownership and are most likely to enter the market with the purchase of a condominium."

BY: JANN SWANSON

Busting the Myth About a Housing Affordability Crisis

It seems you can’t find a headline with the term “housing affordability” without the word “crisis” attached to it. That’s because some only consider the fact that residential real estate prices have continued to appreciate. However, we must realize it’s not just the price of a home that matters, but the price relative to a purchaser’s buying power.

Homes, in most cases, are purchased with a mortgage. The current mortgage rate is a major component of the affordability equation. Mortgage rates have fallen by over a full percentage point since December 2018. Another major piece of the affordability equation is a buyer’s income. The median family income has risen by 3.5% over the last year.

Let’s look at three different reports issued recently that reveal how homes are very affordable in comparison to historic numbers, and how they have become even more affordable over the past several months.

1. National Association of Realtors’ (NAR) Housing Affordability Index:

Here is a graph showing the index going all the way back to 1990. The higher the column, the more affordable homes are:

housing affordability index.png

We can see that homes are less affordable today (the green bar) than they were during the housing crash (the red bars). This was when distressed properties like foreclosures and short sales saturated the market and sold for massive discounts. However, homes are more affordable today than at any time from 1990 to 2008.

NAR’s report on the index also shows that the percentage of a family’s income needed for a mortgage payment (16.5%) is dramatically lower than last year and is well below the historic norm of 21.2%.

payment as percentage of income.png

2. Black Knight’s Mortgage Monitor:

This report reveals that as a result of falling interest rates and slowing home price appreciation, affordability is the best it has been in 18 months. Black Knight Data & Analytics President Ben Graboske explains:

“For much of the past year and a half, affordability pressures have put a damper on home price appreciation. Indeed, the rate of annual home price growth has declined for 15 consecutive months. More recently, declining 30-year fixed interest rates have helped to ease some of those pressures, improving the affordability outlook considerably…And despite the average home price rising by more than $12K since November, today’s lower fixed interest rates have worked out to a $108 lower monthly payment...Lower rates have also increased the buying power for prospective homebuyers looking to purchase the average-priced home by the equivalent of 15%.”

3. First American’s Real House Price Index:

While affordability has increased recently, Mark Fleming, First American’s Chief Economist explains:

“If the 30-year, fixed-rate mortgage declines just a fraction more, consumer house-buying power would reach its highest level in almost 20 years.”

Fleming goes on to say that the gains in affordability are about mortgage rates and the increase in family incomes:

“Average nominal household incomes are nearly 57 percent higher today than in January 2000. Record income levels combined with mortgage rates near historic lows mean consumer house-buying power is more than 150 percent greater today than it was in January 2000.”

Bottom Line

If you’ve put off the purchase of a first home or a move-up home because of affordability concerns, you should take another look at your ability to purchase in today’s market. You may be pleasantly surprised!