A couple of days ago, I wrote an article that highlighted issues in King County, WA regarding closings in November 2009 that could impact a buyer’s ability to get the $8,000 tax credit for 1st time buyers. More news is coming out that impacts this as well and buyers should be prepared that lenders are wary of the volume that will hit at the end of this month as well and they’re putting up barriers for any legal action that may come from a rush of paperwork and deadlines culminating at the end of the month during one of our Nation’s biggest holidays.
See below for a warning sent out by one of my lending contacts with regard to news they’re being given of banks trying to reduce liability for missing the deadline. Be sure to be talking to your lender about their policies and volume that is expected for this month. The last day of the month is a Monday:
One major lender has reminded us that, for the purposes of the tax credit, the purchase date is the date when closing occurs and the title to the property transfers to the homeowner. This must take place before December 1, 2009. This lender is also suggesting that a disclaimer be signed absolving them of any liability should the mortgage loan not get closed in time for the credit. There is a movement to extend the deadline at least 6 months, and even to drop the first time buyer requirement. Who knows what the future of that is. Good Luck Jerry Rutherford Professional Mortgage, Inc.
22659 Pacific Hwy So Suite 101
Des Moines, WA 98198
Phone: (206) 870-5050 Cell: (206) 356-1711
Toll Free: 1-800 764-5626 Fax: (206) 870-5051
Email: jrutherford@pmiloans.com
www.pmiloans.com
WA Lic. # 510-LO-35158
Many people know that local governments and municipalities have been cash strapped and have implemented budget cuts in various departments as of late, but not everyone who is in the process of home shopping realizes that this could impact them directly. In King County, there were forced furlough days implemented throughout the 2009 calendar year so all cities lying within this county area will be affected. See the note below that I received from a local title & escrow firm to know which dates in November and December are affected. The 28th and 29th of November are on a weekend, when NO closings can occur anyway so don’t schedule yours for the 30th thinking that there will be plenty of time. As a first time home buyer you might find yourself out of luck with the $8,000 tax credit if you miss the timing and have your sale bumped past the November 30th cut-off date for that benefit.
Many people are expecting a last minute rush of activity this week for those that are hoping to utilize the tax credit as it usually takes 30-45 days to get through the underwriting process for lending so most contracts are written to close within that period of time. The next week or two will be interesting for everyone involved in the real estate and lending industry as we wait to see what buyers will do. If you’re in that camp of people trying to take advantage of the credit, then you better get crackin’ this weekend and narrow down your choices fast.
We also wanted to provide you a reminder that the King County Courthouse has scheduled the following furlough days and holidays between now and the end of the year. These courthouse closures will impact your closing date selection as well. King County Furlough Days and Holidays
November 11th, 25th, 26th and 27th.
December 24th and 25th
4-County Puget Sound Region Pending Sales (SFH + Condo combined)
(Totals include King, Snohomish, Pierce & Kitsap counties)
| |
Jan
|
Feb
|
Mar
|
Apr
|
May
|
Jun
|
Jul
|
Aug
|
Sep
|
Oct
|
Nov
|
Dec
|
|
2000
|
3706
|
4778
|
5903
|
5116
|
5490
|
5079
|
4928
|
5432
|
4569
|
4675
|
4126
|
3166
|
|
2001
|
4334
|
5056
|
5722
|
5399
|
5631
|
5568
|
5434
|
5544
|
4040
|
4387
|
4155
|
3430
|
|
2002
|
4293
|
4735
|
5569
|
5436
|
6131
|
5212
|
5525
|
6215
|
5394
|
5777
|
4966
|
4153
|
|
2003
|
4746
|
5290
|
6889
|
6837
|
7148
|
7202
|
7673
|
7135
|
6698
|
6552
|
4904
|
4454
|
|
2004
|
4521
|
6284
|
8073
|
7910
|
7888
|
8186
|
7583
|
7464
|
6984
|
6761
|
6228
|
5195
|
|
2005
|
5426
|
6833
|
8801
|
8420
|
8610
|
8896
|
8207
|
8784
|
7561
|
7157
|
6188
|
4837
|
|
2006
|
5275
|
6032
|
8174
|
7651
|
8411
|
8094
|
7121
|
7692
|
6216
|
6403
|
5292
|
4346
|
|
2007
|
4869
|
6239
|
7192
|
6974
|
7311
|
6876
|
6371
|
5580
|
4153
|
4447
|
3896
|
2975
|
| 2008 |
3291
|
4167
|
4520
|
4624
|
4526
|
4765
|
4580
|
4584
|
4445
|
3346 |
2841 |
2432 |
| 2009 |
3250 |
3407 |
4262 |
5372 |
5498 |
5963 |
|
|
|
|
|
|
It would be easy to look at this and with a broad stroke look at it and think, “Whew, I’m glad we’re done with that real estate downturn!” but it’s not that simple. Other news that came out in June’s numbers shows that in real estate it still is the same story of “location, location, location” plus there is a bit of a chicken and egg issue. Is the lower inventory level because there are picked up sales, or because people who would have sold aren’t doing so now and are instead holding on till later? Either way, it’s probably just as well given that it will be a little while before appreciation picks up to make up for the loss of value of the past 2 years.
Statistical Summary by Counties: Market Activity Summary - June 2009
June 2009
Single
Family
Homes
+ Condos |
LISTINGS
|
PENDING
SALES |
CLOSED SALES
|
|
New
Listings |
Total
Active |
# Pending
Sales |
#
Closings |
Average
Price |
Median
Price |
| King |
4373
|
13351
|
3042
|
2083
|
$446,044
|
$363,116
|
| Pierce |
1668
|
5953
|
1341
|
798
|
$258,761
|
$230,000
|
Some of the news released talks about the decline in the number of condo units being sold in downtown Seattle but what has affected that sector has been the financing market as almost all lenders have required larger down payments (minimum 10%) which many buyers don’t have available. When 5% purchase options were available more people were able to save those kinds of funds, but when the median price $449,450 you can see why a change from 5% to 10% can put a dent in sales.
We’ll keep putting out information on the local market areas so that you can keep up to speed on market changes. If there is a specific market area you’d like to see highlighted or reviewed, feel free to comment or email us with your request.