Tax Incentives Lead the Way

Volume 3 Issue 10 October 2009

T he government is spending tens of billions t o i n c e n t consumers to

spend their money purchasing homes, cars and even energy-efficient improvements to their houses. Certainly we are seeing the results of these programs. Last month the "cash for clunkers" program contributed to a 2.7% gain in retail sales. Existing and new home sales have also been strong for several months now. There is a debate as to the long-term efficacy of these programs.

Witness these conflicting quotes from a recent CNN/Money article: "Where the recovery package has seen real bang for its buck is in the use-it-or-lose-it incentives made available to consumers," said Bernard Baumohl, chief global economist at the Economic Outlook Group. "It's one of the few stimulating programs that has been very successful, because consumers want to take advantage of the deal before they lose it."

This quote was added: "I'm troubled by these programs to the extent that they

In This Issue P2 New Home Quality Rises || P2 Last Chance for The Tax Credit?

P3 New Homes on the Rise || P4 More Incentives on the Way

Did You Know…

James N. BarnesJames N. Barnes

Senior Loan OfficerSenior Loan Officer

SWBC MortgageSWBC Mortgage

9600 Great Hills Trail9600 Great Hills Trail

Suite 145ESuite 145E

AustinAustin , TX 78759, TX 78759

(512) 531(512) 531--1800 Office1800 Office

(512) 228(512) 228--8124 Cell8124 Cell

JBarnes@swbc.comJBarnes@swbc.com

♦The sale prices of U.S. office properties

rose 4.3% in the second quarter, the

first increase since the second quarter

of 2007, according to a report from

Moody’s Ratings Agency. The second-

quarter increase is significantly

♦different from what happened in the

first quarter when office prices fell

18.6%. Neal Elkin, president of Real

Estate Analytics, said he was convinced

the second-quarter increase isn't just a

temporary blip. He said the improving

economy is luring investors to

♦commercial property and persuading

companies to reconsider occupancy

projections as office prices start to look

cheap. Overall, Moody's said

♦commercial property transactions in

June rose by 50% from May and that

the total transaction volume more than

doubled...���� Source: Financial Times

Selected Interest Rates

September 17, 2009

30 Year Mortgages 5.04%

2009 High (June 11) 5.59%

2009 Low (April 30) 4.78%

15 Year Mortgages 4.56%

5/1 Hybrid ARMs 4.51%

1 Year Adjustables 4.58%

10 Year Treasuries 3.39%

Sources:

Fed Reserve, Freddie Mac

Note:

Average rates do not include fees and

points. Information is provided for

indicating trends only and should not

be used for comparison purposes.

Specializing inSpecializing in

�� ResidentialResidential

Purchases Purchases

�� ResidentialResidential

Refinances Refinances

�� CommercialCommercial

Properties Properties

�� Home EquityHome Equity

Loans Loans

Continued on Page 3

Last Chance for the Tax Credit?

I n 2008, Congress enacted a $7500 tax credit designed

to be an incentive for first-time homebuyers to purchase a home. For 2009, Congress has increased the credit to $8000 and made s e v e r a l a d d i t i o n a l improvements. This revised $8000 tax credit applies to purchases on or after January 1, 2009 and before December 1, 2009. Though there are several efforts pending in Congress to extend the tax credit, if you are considering purchasing now would be the time in case these efforts are not successful. Below you will find information that will help you determine your eligibility and how the tax credit may help you.

What is the homebuyer tax incentive? The credit is $8000 and no repayment is required. Any home that is purchased for $80,000 or more qualifies for the full $8000 amount. If the house costs less than $80,000, the credit will be 10% of the cost.

Who is eligible? Only first-time homebuyers are eligible. A person is considered a first-time buyer if he/she has not had any ownership interest in a home in the three years previous to the day of the

purchase.

How does a tax credit

work? Every dollar of a tax credit reduces income taxes by a dollar. Credits are claimed on an individual’s income tax return. Thus, a qualified purchaser would figure

out all the income items and exemptions and make all the calculations required to figure out his/her total tax due. Then, once the total tax owed has been computed, tax credits are applied to reduce the total tax bill. So, if before taking any credits on a tax return, a person has a total tax liability of $9500, an $8000 credit would wipe out all but $1500 of the tax due.

What happens if the purchaser is

eligible for an $8000 credit but his/her

income tax liability is only $6000? This tax credit is what is called a “refundable” credit. Thus, if the eligible purchaser’s total tax liability was $6000, the IRS would send the purchaser a check for $2000. The refundable amount is the difference between the $8000 credit amount and the amount of tax liability.

Is there an income restriction? Yes. Individuals filing Form 1040 as Single (or Head of Household) are

New Home New Home Quality RisesQuality Rises

B uilders may not be may not be putting up as many putting up as many houses as they did houses as they did during the boom, but during the boom, but

what they are building, they're what they are building, they're building better. According to building better. According to the J.D. Power and Associates the J.D. Power and Associates 2009 U.S. New2009 U.S. New--Home Builder Home Builder Customer Satisfaction Study, Customer Satisfaction Study, overall customer satisfaction overall customer satisfaction increased for the second increased for the second consecutive year, up 32 consecutive year, up 32 points to 811 on a 1,000 point points to 811 on a 1,000 point scale. Satisfaction with the scale. Satisfaction with the quality of the home also grew, quality of the home also grew,

to 825 up from 799. The rate to 825 up from 799. The rate o f c u s t o m e ro f c u s t o m e r -- r e p o r t e d r e p o r t e d problems dropped to 9.55 problems dropped to 9.55 problems per home down problems per home down from 11.51 problems in 2008. from 11.51 problems in 2008. "Fierce competition among "Fierce competition among home builders has led to a home builders has led to a market where only the market where only the strongest companies have strongest companies have survived," said Paula Sonkin, survived," said Paula Sonkin, Vice President of the Real Vice President of the Real Estate and Construction Estate and Construction Industries Practice at J.D. Industries Practice at J.D. Power and Associates. "This Power and Associates. "This is great news for newis great news for new--home home buyers since builders are buyers since builders are offering unprecedented high offering unprecedented high levels of quality, value and levels of quality, value and service at relatively low service at relatively low prices." Phoenix, Tampa and prices." Phoenix, Tampa and some California markets some California markets recorded the greatest gains in recorded the greatest gains in overall satisfaction. J.D. overall satisfaction. J.D. Powers rates satisfaction on Powers rates satisfaction on nine criteria: workmanship/nine criteria: workmanship/materials; builder's warranty/materials; builder's warranty/customer service staff; price/customer service staff; price/value; builder's sales staff; value; builder's sales staff; construction manager; home construction manager; home r ead i ness ; r e c rea t i ona l r e ad i nes s ; r e c rea t i ona l facilities provided by the facilities provided by the builder; builder's design builder; builder's design

center; and location..center; and location....������������

Source: CNN/Money Source: CNN/Money

Page Two

$8,000 $8,000 $8,000 IncentiveIncentiveIncentive

Page Three

eligible for the credit if their income is no more than $75,000. Married couples who file a joint return may have income of no more than $150,000.

Do individuals with incomes higher than these limits lose all the benefit? The credit phases-out between $75,000 - $95,000 for singles and $150,000 - $170,000 for married filing jointly. The closer a buyer comes to the maximum phase-out amount, the smaller the credit will be. The law provides a formula to gradually withdraw the credit.

What’s the definition of “principal

residence?” Generally, a principal residence is the home where an individual spends most of his/her time (generally defined as more than 50%). It is also defined as “owner-occupied” housing. The term includes single-family detached housing, condos or co-ops, townhouses or any similar type of new or existing dwelling.

Are there restrictions related to the financing on the property? The purchaser can use any legal means to finance the property, including government financing such as FHA or state mortgage bonds.

Do I have to repay the tax credit? There is no repayment for these tax credits (unlike 2008). However, if the home is sold within three years, the credit must be recaptured upon sale.

If I purchased in 2008 do I still have to

repay my tax credit? The $7500 credit in 2008 was more like

an interest-free loan. All eligible purchasers who claimed the 2008 credit will still be required to repay it over 15 years, starting with their 2010 tax return.

Can I use the credit amount as part of

my downpayment? Some states and local governments have provided mechanisms to provide for this by providing a loan secured against the credit. Check with your loan officer for such programs.

Is there a way to get any cash flow

benefits before I file my tax return? Any first-time homebuyers who believe they are eligible for all or part of the credit can modify their income tax withholding or adjust their quarterly estimated tax payments. ...������������

Source: National Association of Source: National Association of Source: National Association of RealtorsRealtorsRealtors

®.®.®. To obtain the entire To obtain the entire To obtain the entire document, please contact us (info document, please contact us (info document, please contact us (info below)below)below)

Last Chance for the Tax Credit?

Continued from Page 2 Tax Incentives Tax Incentives Lead the Way Lead the Way Continued from Page 1Continued from Page 1

mostly just pull purchasesmostly just pull purchases forward that consumers forward that consumers would have made anyway would have made anyway down the road," said Dean down the road," said Dean Baker, coBaker, co--director of the director of the Center for Economic and Center for Economic and Policy Research. "Some Policy Research. "Some bought items that they bought items that they wouldn't have otherwise, wouldn't have otherwise, but just moving up but just moving up purchases doesn't help us purchases doesn't help us get out of the downturn." get out of the downturn." There is no doubt that the There is no doubt that the results are encouraging results are encouraging but will these results help but will these results help us move out of the us move out of the recession? The answer we recession? The answer we believe is yes. However, believe is yes. However, these programs will these programs will contribute to the slow contribute to the slow recovery we are expecting. recovery we are expecting. When incentives end, there When incentives end, there will be a drop in demand. will be a drop in demand. The government can't keep The government can't keep up these incentives up these incentives forever. In the long run, a forever. In the long run, a sustainable recovery is all sustainable recovery is all about a building of about a building of confidence and the confidence and the incentives should help us incentives should help us d o e x a c t l y t h a t . d o e x a c t l y t h a t . Meanwhile, there is still Meanwhile, there is still time to purchase a home time to purchase a home and take advantage of the and take advantage of the tax credittax credit——but time is but time is running short...running short...������������

““Any home that is Any home that is

purchased for purchased for $80,000 for more $80,000 for more

qualifies for the full qualifies for the full

$8,000 $8,000 amount…” amount…”

More Incentives on The Way?

A bill that helps home buyers afford energy improvements and

encourages banks to offer a discount on loans to pay for

reducing energy usage passed the U.S. House in June and

could pass the Senate in the fall. The American Clean Energy

and Security Act of 2009 requires Fannie Mae and Freddie Mac to offer

discounts on home loans that include monetary incentives for making a

home more energy efficient. These discounts, which are already in effect at

some lenders like J.P. Morgan Chase & Co. and Bank of America, include

savings on closing costs for homes that have Energy Star appliances.

The Federal Housing Administration already offers a plan through its

approved lenders that allows borrowers to add the cost of making efficiency

improvements into the loan, and the extra money doesn’t count toward

determining how much loan a borrower can qualify for. As an example, a

borrower who adds $5,000 to a $100,000 loan to afford new Energy Star

appliances would only have to qualify for $100,000 – not $105,000...����

Source: The Wall Street Journal

My goal is to My goal is to

provide expert provide expert

advice and advice and

direction for my direction for my

clients with an clients with an

overall goal of overall goal of

providing a real providing a real

estate finance estate finance

transaction that transaction that

exceeds their exceeds their

goals and goals and

expectations. expectations.

—— James Barnes James Barnes

Senior Loan Senior Loan

OfficerOfficer

How to Eliminate Common Problems in Mortgage Transactions

In the many years I have been in the mortgage industry, I am always amazed how many times the same problems come up again. Here are a few things you can do to eliminate headaches. 1. NEVER schedule a closing after the before the 2nd or after the 25th of the month. You can get any

closing time you want and avoid potential problems with RESPA. 2. Contact your homeowners insurance agent early so they can work out any property issues such as

previous water claims, hail damage or vicious dogs 3. Get an inspection on the home BEFORE a buyer comes along. The seller needs to know what is

wrong now so repairs can be scheduled, assuming he can afford to fix it! 4. Order the title work as a refinance and a payoff after the home is listed so your title is ready. You can

eliminate unknown lien issues upfront, prepayment penalty surprises and prepare for a mail out pack-age if there are out of state co-owners.

5. Get a copy of the survey to the title company to see if you will need a new one and resolve easement issues

Please call me anytime and I will be happy to show you how you can increase sales, eliminate headaches and ENJOY being a Realtor!

James Barnes

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