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Redfin’s Home Buying Class

May 10, 2012 Austin, TX

Follow: @RedfinAustinLike: http://www.facebook.com/RedfinAustin

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Agenda● To buy or not to buy● Redfin as a tool ● Choosing an agent● Touring● Market conditions● Break!● Mortgages● Short sales & foreclosures● The offer process

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A Little Bit About Who We AreRedfin 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 obligationGet back a portion of our commission

Redfin Video

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To Buy or Not to Buy

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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 want a home that is difficult to rent● You’re handy & and ready to invest● You’ve saved up a down payment

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Why You Shouldn’t Buy a Home● You don’t have a good reason like family or schools● You can’t afford the down payment● You can rent for much less● You plan on moving soon● You’re worried about job security

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Redfin as a Tool in Your Search

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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 homes

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Highlights of Redfin’s Site● Search by zip code or neighborhood● Saved searches/instant alerts● Agent notes● Download results● Price your home● Agent scouting report● Forums● Home buying guide● Home inspection guide

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After your offer is acceptedImportant milestone

tracker

Your team of agents

Your to do list

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What Happens After You Find a Home?

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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?

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Traditional vs. Redfin

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Make Sure He’s a Good Fit

See alldeals & reviews

Click here when you

decide

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Partners in the Process

AGENTResponsible for your success

Writes your offerHandles negotiations

TRANSACTIONCOORDINATORPrepares paperworkWorks with escrow

TOURCOORDINATOR

Schedules toursPrepares paperwork

FIELD AGENTTakes you to see homesSees 50+ homes a week

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Redfin’s Partner ProgramPartner 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 partners

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Open Book● Redfin Certified Providers● Every professional is reviewed and all reviews are shown● Search for local:

► Inspectors►Lenders►Title Companies

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We List Homes, Too!● More people see your home

►Premium placement on Redfin.com►Mobile apps target on-the-go buyers►Professional flyers

● You’ll know it all at every step►Email all buyers who see your home►See how many people have viewed your home►Advise you at every step in the process

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Touring

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Now You are Ready to Tour● 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 obligation

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Making the Most of Your Tour

1. Bring a camera, notebook & tape measure

2. See how much sunlight the place gets

3. Check the bathrooms for rot & mold

4. Look for wavy or discolored wood siding on exterior

5. Make sure water spouts drain away from house

6. Take stock of storage space7. Turn off any music playing in

house

8. Check for hardwood floors9. Peek into the attic10. Bring a marble or two11. When sharing a wall, make

sure it’s thick12. Ignore the appliances and

carpets13. Check the closets14. Get the disclosure packet15. Compare the property’s tax

records to the listing details

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Market Conditions

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Case-Shiller: Dallas Area v. 20-City

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50.00

100.00

150.00

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250.0020 City CompositeDallas

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Case-Shiller – By the Numbers Case-Shiller: Dallas Area

Down 1.0% year-over-yearPeak was June 2007Down 10.9% from peakCurrently at March 2002 prices

Case-Shiller: 20-City CompositeDown 4.5% year-over-yearPeak was July 2006Down 35% from peakCurrently at November 2002 prices

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Austin April Stats for Homes

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Austin April Stats for Homes

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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 year

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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 buyers

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This occurs when inventory is down and buyer interest is up

5 Tips for Winning in a Bidding War1. Make the competition eat your dust2. Get pre-approved with a local lender & get underwriter

approval3. Start the conversation early4. Write a letter & appeal to the seller5. Know your limits

Multiple Offer Situations

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Break!

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Mortgages

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Review Your Financial SituationTo 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 status

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Getting Pre-ApprovedA pre-approval letter is a letter from a bank or a lender estimating how much they'll lend you● Establishes what you can afford & makes offer process go faster● 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 statements

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Start Shopping for LendersCompile a list of 3-4 lenders & brokers

Good sources include:● Redfin's partner lenders ● Referrals from friends, family & co-workers● Your real estate agent● Online review sites, such as Yelp● Local chains and offices

*Know your lender

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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 Program

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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)

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Where Are Rates Headed?

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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.

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Short-Sales & Bank Owned

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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 refund

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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 money

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Understanding the Offer Process

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Sequence of a Purchase● Your agent:

► Researches seller & listing agent► Prepares a comparative market analysis and discusses► Writes up your offer► Submits offer► Negotiates on your behalf

● Mutual Acceptance► Earnest money (within 3 days)► Inspection contingency (5-10 days)► Title review► Financing contingency (20-25 days)► Appraisal► Waiting for loan approval► Closing

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Closing: The Title Company● The Title Company:

►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 buyer

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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 policyCovers post closing fraud, forgery, identity theftIncreases with value of the property up to 150% of original priceIncludes coverage for: mechanic’s liens, invalid permits, forced removal of structure, unrecorded easements, unrecorded leases,

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Closing: What you need to know● What to bring:

►Government issued photo ID►Certified check

● Closing typically takes 1 hour● Shop for title fees● Get keys and take possession!● Receive Redfin refund● Complete Redfin Survey

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Closing: HUD–1 SettlementHUD-1 Settlement Statement – Lists all fees/charges/credits● 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 taxes

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Sample HUD

● A form that your lender is required to provide to you one day before closing. It lists the final closing costs and fees for your loan.

● By law, the final costs listed on your HUD-1 must be within 10% of the estimates provided on your Good Faith Estimate (GFE).

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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● Get pre-approved & look for a lender● Start seeing homes● Make an offer & close the deal

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Thanks for Coming!Please fill out the survey that was handed out at the beginning ofclass. We appreciate the feedback!

Check out our upcoming classes and events at http://www.redfin.com/buy-a-home/classes-and-events

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Appendix

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Appendix ● Important forms/contracts● Favorite Real Estate Resources

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Some Of Our Favorite Sites● Seattle Bubble: market analysis● Curbed Seattle: cool houses● Urbnlivn: for condo shoppers● WalkScore: see what’s nearby

HUD Settlement Statement

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

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

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● SmartMoney's Home Buying Worksheet: Similar to the

MSN calculator, but requires more info

Favorite Mortgage Links● Bankrate: Many ads, but is great for comparing local

lenders● Zillow's 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

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

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