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Redfin’s Home Buying Class

November 20, 2012 Seattle, WA

Follow: @RedfinSeattleLike: http://www.facebook.com/RedfinSeattle

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Considering…● To buy or not to buy● Market conditions● Searching for a homeLooking…● Finding a real estate agent● Working with RedfinBreak!Buying…● Mortgages● The offer and the deal● Short sales and bank owned

Agenda

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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

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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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Market Conditions

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Case-Shiller: Seattle Area v. 20-City

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20-City CompositeSeattle

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Case-Shiller – By the Numbers Seattle Area

Up 3.4% year-over-yearPeak was July 2007Down 26.3% from peakCurrently at February 2005 prices

20-City CompositeUp 2.0% year-over-yearPeak was July 2006Down 29.4% from peakCurrently at September 2003 prices

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# Homes for Sale – October 2012City Compared to

September 2012Compared to October 2011

Seattle -7.8% -43.6%

Bellevue -2.8% -45.1%

Federal Way -9.1% -50.8%

Issaquah -12.8% -34.9%

Kent -6.6% -45.2%

Kirkland -2.1% -49.1%

Renton -11.1% -48.6%

Shoreline -9.6% -40.2%

Redmond -2.5% -53.4%

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# of Sales – October 2012

City Compared to September 2012

Compared to October 2011

Seattle +5.4% +17.6%

Bellevue +8.5% +10.1%

Federal Way -22.1% +5.1%

Issaquah +43.5% +78.9%

Kent -12.2% +3.2%

Kirkland -10.5% +4.5%

Renton +9.8% +26.6%

Shoreline +15.2% +16.5%

Redmond +20.9% -1.8%

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Price Changes – October 2012City

Median Sold Price October2012

Median Listed Price October 2012

Median Sold $/SqFt Change since Sept 2012

Median Sold$/SqFt Change since Oct 2011

Seattle $380,000 $410,000 +0.2 % +6.8%

Bellevue $510,000 $670,000 -1.2% +11.8%

Federal Way $195,000 $260,000 +9.5% +13.6%

Issaquah $396,000 $370,000 +2.9% +11.5%

Kent $220,000 $285,000 +7.6% +8.6%

Kirkland $410,000 $538,000 +5.5% +8.5%

Renton $280,000 $282,000 -3.5% +3.7%

Shoreline $261,000 $365,000 -2.8% +1.9%

Redmond $430,000 $560,000 +0.2 % +1.6%

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Where is the Market Headed?● Supply of homes is at a five-year low and won’t increase

much more this year.● Foreclosures have been driving price declines, and years of

inventory remain. Investment groups might have impact.● 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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Searching for a Home

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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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Live Demo of Redfin’s Site

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Finding an Agent

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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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Make Sure He’s a Good Fit

See alldeals & reviews

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Working with Redfin

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How Our Team Works

Considering… Looking… Buying…

ASSOCIATE AGENTTakes you to see homesSee 50+ homes a week

YOU

AGENTResponsible for your successWrites your offerHandles negotiations

COORDINATORSchedules toursPrepares paperworkWorks with escrow

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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 field agent● No obligation

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We Share Our Commission With You

• Applied to closing costs• Refund is tax-free

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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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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

● Agent’s are Paid on Satisfaction►Honest Agents►No pressure advice►Time spent serving YOU!

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Break!

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Mortgages

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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● Redfin asks that you get pre-approved before your third tour● Similar, yet different from pre-qualification

Information needed:

● W-2, two pay-stubs, tax returns, bank statements

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Organize Your Assets

● Get ready for the down payment● Cash accounts (liquid funds)● 401k, stocks, other investments● Gift funds? (max. allowed varies)● Move funds around early

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Review Your Debt

● Pull credit report, look for errors● 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● Co-borrower will need to do the same

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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● Banks or credit unions you have accounts at● A large, national bank with an advertised rate● Your real estate agent● Online review sites, such as Yelp

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Local Recommended Lenders

*In no way does Redfin benefit financially from recommending lenders –we just think they’re great lenders!

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Current Average Rates

Type of Loan November 1, 2012 November 8, 2012

30-Year Fixed 3.39% 3.40%

15-Year Fixed 2.70% 2.69%

5/1 ARM 2.74% 2.73%

1-Year ARM 2.58% 2.59%

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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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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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Making Your Offer

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Multiple Offer Situations

Tips for Winning in a Bidding War1. Just Win, Baby!! – Simply have the best offer.

1. Cash is King.2. Escalate your price? Know your limits.3. Tighten your timelines.4. Remove some contingencies?

2. Get pre-approved with a local lender & underwriter.3. What’s important to the seller?4. Write a letter & appeal to the seller.

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Overview of a Purchase•Search homes online & tour•Get pre-approved•Find a dream home•Consult with agent, write offer•Submit offer to listing agent•Negotiations•Success!

Finding Your Home

Mutual Acceptance

•Earnest money (within 3 days)•Inspection contingency (5-10 days)•Title review (5 days)•Financing contingency (25-30 days)•Waiting for underwriting approval

Closing!•Escrow signing appointment•Receive Redfin refund closing credit•Get keys and take possession!•Complete Redfin Survey

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Overview of a Purchase•Search homes online & tour•Get pre-approved•Find a dream home•Consult with agent, write offer•Submit offer to listing agent•Negotiations•Success!

Finding Your Home

Mutual Acceptance

•Earnest money (within 3 days)•Inspection contingency (5-10 days)•Title review (5 days)•Financing contingency (25-30 days)•Waiting for underwriting approval

Closing!•Escrow signing appointment•Receive Redfin refund closing credit•Get keys and take possession!•Complete Redfin Survey

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Overview of a Purchase•Search homes online & tour•Get pre-approved•Find a dream home•Consult with agent, write offer•Submit offer to listing agent•Negotiations•Success!

Finding Your Home

Mutual Acceptance

•Earnest money (within 3 days)•Inspection contingency (5-10 days)•Title review (5 days)•Financing contingency (25-30 days)•Waiting for underwriting approval

Closing!•Escrow signing appointment•Receive Redfin refund closing credit•Get keys and take possession!•Complete Redfin Survey

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Home Inspection Hints

•Double-paned windows•Well ventilated attic•Knob and tube wiring

•Mold, mildew or signs ofleaking near walls or floors

•Check water pressure

•Galvanized steel pipes •Chimney sweep fireplace inspection

•Stairs have handrails•Check all included appliances

Watch out for: Look for and Check:

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Sample HUDA 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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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)

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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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So… Where’s the Best Deal? ● Sellers who own their home outright● Sellers who are relocating● Estate Sales● REO & Short Sales if “Best Deal” means lowest price

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Key Takeaways

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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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After Class…Please fill out the survey. We will also you this slide deck. We’d love to get your feedback so we can improve.

To get even more info on the home buying process, check out our home buying guide:Redfin.com/home-buying-guide

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Our next class!

Short Sale ClassNovember 27, 20126:00pm – 8:00pm

Redfin’s Seattle Office(Same location)

http://www.redfin.com/buy-a-home/classes-and-events

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Thanks for attending!

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Appendix

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Appendix ● Important forms/contracts● Favorite Real Estate Resources

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Home Inspection Hints

•Double-paned windows•Well ventilated attic•Knob and tube wiring

•Mold, mildew or signs ofleaking near walls or floors

•Check water pressure

•Galvanized steel pipes •Chimney sweep fireplace inspection

•Stairs have handrails•Check all included appliances

Watch out for: Look for and Check:

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Sample HUDA 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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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►CalHFA: California State agency that helps certain buyers

● 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