Using a Homestyle Loan to Buy a Builder Foreclosure

All across the USA unfinished new construction foreclosures sit unoccupied and available at drastically reduced prices. A result of the housing bust and the credit bubble, left without the money to continue, builders walked away in droves from properties they haven’t yet finished. Nearly impossible to sell due to lack of suitable mortgage products, these homes represent some of the absolute BEST VALUE on the market. The trick is figuring out how to get a mortgage.

Conventional financing won’t work on an unfinished property. FHA 203K loans require a Certificate of Occupancy which is unattainable if the property was never finished. If you lack the funds to purchase in cash you have but one option, the FANNIE MAE HOMESTYLE renovation loan. How does it work?

Fannie Mae Homestyle Renovation Loans

The Homestyle Renovation loan works much like a FHA 203K would. You get yourself pre-approved with a Fannie Mae Homestyle approved lender like myself. You locate the property that is substantially complete, but not yet finished. Most underwriters consider “substantially complete” to me at least 75% finished. Anything less and you have yourself a construction loan, that’s a different post.  Once the property is located you get it under contract at a great price. We then submit your loan to underwriting for credit approval. While we await your credit approval we gather the contractor bids from a licensed General Contractor. We provide those bids to the appraiser who will appraise the property based on the “as completed” value.  Usually, we have your credit approval before we are finished gathering the bids and getting the appraisal. Once we have that we will simultaneously work on clearing your credit conditions while we work on getting the property, contractor and scope of work approved. Once we have everything cleared through underwriting you’re ready to close. Now starts the renovation phase of your Homestyle Renovation project!

The renovation escrow account that is dispersed post close is based on your contractor bid + a 10% contingency reserve along with any scattered renovation related fees we rolled into your escrow account. We’ll disperse the funds in a series of draws ranging from 3 to 5. Each draw will be inspected by a third party before funds are released. Please make sure your contractor is aware that the Fannie Mae Homestyle, much like the standard FHA 203K, does NOT HAVE UPFRONT FUNDS AVAILABLE. You need a strong contractor with sufficient cash flow to successfully complete a Homestyle Renovation! Once all the work in the final contractor bid is completed you can close out your renovation escrow, from that point forward you have a traditional Fannie Mae loan.

Simply and easy right? ; ) Still have questions? Call or email me and I will guide you through the process. All in all if you are looking for a new home and you want it cheap, this is the absolute best path to take. You will not only get the value of a home available at a deep discount due to lack of financing, but you will also get to finish out the home with your personal touches and a contractor of your choosing!

APPLY NOW for your FANNIE MAE HOMESTYLE RENOVATION LOAN!

404-519-5383

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I get lots of questions about renovation loans and which one is the right a particular situation. Many people are quickly becoming familiar with the FHA 203K, but not so many know about its conforming sister the Fannie Mae Homestyle. So, when is the Fannie Mae Homestyle the right loan?

1.) Unfinshed New Construction — FHA 203K loans require a certificate of occupancy (known as a C.O.). This is a nearly impossible request on unfinished new construction foreclosures. This makes FHA 203K loans virtually impossible on unfinished new construction foreclosures. This is where the Fannie Homestyle comes into play. The Homestyle only requires homes be “substantially complete”.  What does that mean? Well, it is open to interpretation, but anything with the systems in place that is at least 75% complete might be a good candidate for a Homestyle.

2.) Loans Exceeding FHA Loan Limits — If you are over local FHA loan limits and need to do a renovation loan then your clear choice is the Fannie Mae Homestyle. In most places across the US conforming loan limits exceed those of FHA. For example, in Atlanta FHA loan limits are $346,250 while Fannie Mae Homestyle limits are $417,000.

3.) Borrowers with 20% Down — FHA 203K loans have mortgage insurance for 5 years regardless of the amount you put down (30 Yr fixed rate). It is possible via the Fannie Mae Homestyle to put 20% down and to avoid mortgage insurance entirely.

4.) Non-Owner Occupants — FHA loans require you to occupy the residence as your primary residence. Fannie Mae Homestyle loans will allow your to renovate a residence as a 2nd home OR AN INVESTMENT PROPERTY!

5.) I Already Have a FHA Loan! — Already have a FHA loan? Chances are you won’t be able to get another. Look at the Fannie Mae Homestyle to renovate if this is your situation.

There are certainly more situations where the Homestyle is a more appropriate loan then a FHA 203K.  Consult a knowledgeable Renovation Loan Specialist to determine what is best for your situation. We are here to HELP!

APPLY NOW FOR YOU FHA 203K or FANNIE MAE HOMESTYLE RENOVATION LOAN!!

Good Luck!!

I’m sure you’ve been to the neighborhood Lowe’s and seen the infinite collection of paint choices. Selecting the right kind of paint can seem daunting and it is important to remember all paint is not created equal when it comes to being eco-friendly.

Problems with Traditional Paint

According to the EPA, the concentration of pollutants inside your home is several times that of the great outdoors. The reason is quite simple, lack of proper ventilation. Obviously, the most dangerous time for you, your children and your pets is during the painting process and the few weeks after the painting has been applied. Traditional paints contain airborne chemicals known as VOC’s. VOC’s can headaches, fatigue, dizziness and possibly even cancer or heart disease. These concentrations are strongest when paint is fresh, but can linger around your house for years.

Environmentally Sound Paint Solutions

1. Low VOC Paints — Due to environmental regulations and increasing consumer demand, paint companies have developed new house paints that emit little or no VOCs.  This is achieved by using water as a base instead of traditional, petroleum-based oil solvents. Low VOC paint is now widely available at most hardware stores with prices comparable to more traditional paint.
2. Natural Paints — A natural paint does not contain heavy metal or any VOCs.  Natural paints and wood finishes are often composed of natural plant dyes, oils, and waxes. There are various forms of natural paints on the market, including clay and milk based paints. These natural paints still have a ways to go as they tend to be more expensive and all less durable than traditional paint.
3. Lime Wash — A reasonably inexpensive green alternative to traditional paint is lime wash.  Limestone, a calcium-based mineral, is combined with water to form a simple, natural paint that is the basis of all whitewashes.  Lime wash can be used indoors or outdoors and forms a unique, glowing finish that comes in a variety of colors.

As your start to tackle your next renvoation project consider all your paint options and how they fit into your plan. Eco-friendly paint is just one step in making your renovation green. I encourage you to read all of the “focus on green building materials” posts before you get started. Also visit our FHA 203K Renovation site to learn how to finance your next green renovation with 203K Financing or a FHA Energy Efficient Mortgage

Focus on Green Building Materials — Terrazzo

Focus on Green Building Materials — Bamboo

Focus on Green Building Materials — Reclaimed Exotic Hardwood

Jonathan Blackwell FHA 203K Renovation Specialist Hometown Lenders Atlanta, Georgia, 30317	Work: 404-551-3845 Mobile: 404-519-5383 www.203KLoan.net

Creative Uses For the $7500 Tax Credit

By James Duffy

The buzz about the Housing Stimulus Bill that President Bush signed into law last month is the $7500 tax credit that First time homebuyers receive now through July, 2009. The bill, H.R 3221 bill was signed into law in July. There was a lot of content in that nearly 800 page bill, but one of the nicest, if you don’t own a home already, is that First Time Homebuyers will get a tax credit of up to $7500, in the year they purchase the home, if purchased between this past April 9, 2008 - July 1, 2009.

This $7500 gift will be phased out for single filers making $75K a year or more, up to $95K when there is no tax credit. Married folks, that is $150K, and the credit phases out by $170K earnings per year.

The bad news: You will have to pay this tax credit back in equal installments of $500/year for 15 years. Consider it an interest-free loan from the government, recouped a bit at a time each April 15. If you sell your home before 15 years, then the balance will be recouped that year.

Although, there are some caveats to that. If you sell the home before 15 years and no there has been no appreciation, it is forgiven. If you die before 15 years, the loan is forgiven, it is not passed on to your heirs. Well, at least you have that going for you!

Yeah, okay, it is a tax credit that is really just a no interest loan to be repaid over the next 15 years. What good is that? Well, here’s 3 ways it can be good.

STRATEGY 1: Use the $7500 tax credit to pay down debt. Now is a terrific time to buy a home, and the tax credit just makes it easier and more attractive. That said, too often I find young, first time homebuyers around Atlanta eagerly get into a home, with good financing. But, they bring a couple credit cards along with them, and with that burden, the house is a point of stress rather than a home that is a source of joy.

So, now’s your chance. If you are wanting to buy that home but just cannot seem to off-load that credit card, then take a good, hard look at this opportunity. If it is right for you, then jump at it. If you are not quite sure, you can call me and we can see, or you can call your CPA and check it out from that angle.

That all comes back to my 4 Step Priority of Cash Flow that I teach first time buyers. Here is your opportunity to knock out steps one and two right away. Explaining the 4 Steps is a whole other article, for a future date.

STRATEGY 2: A $7500 tax credit will be a money seed that grows into a tree. This just came up with a first-time buyer in Marietta, GA who just closed on the first home for he and his wife. When I told him of the tax credit, the borrower simply stated, “We don’t need the money, and we will have to pay it back, so can we just refuse the tax credit?” Well, I don’t believe that is an option, but I suggested that, not needing the money, he and his wife take the credit when it arrives, and invest it in a conservative investment with an 8% rate of return. They are out there. I can put you in touch with a good CFP for advice, if you like.

Well, let’s see:

5 year total: $7500 becomes $10,421
10 year total: $7500 becomes $14,480
15 year total: $7500 becomes $20,120

It’s not enough to retire on, but it sure gets you a long way to Step 3 of my 4 Step Priority of Cash Flow; all on Uncle Sam. Okay, not all, you have to repay the $7500 by $500 a year, but that is at tax time each year. For a lot of folks who are W-2 income earners, it becomes a somewhat painless recovery of the funds. So, use this gift wisely.

STRATEGY 3: A $7500 tax credit can buy more home. I talk to prospective buyers often who would love to jump in and buy the home they want; but have to wait for something to happen before they can afford their dream house. Usually it is one spouse returning to work, or something along those lines.

Well, if income is set to jump within a year, and that home that you really want is just out of range, then the tax credit could make that happen for you now. Let’s assume a buyer has a payment comfort level of $1600/month. Assuming a 3% down payment the buyer can afford a home in Roswell, GA for approximately $210K. PITI on this home would be $1585 assuming a 6.5% 30 year fixed FHA mortgage.

Hypothetically the prospective home buyer could use the tax credit to increase their monthly housing budget allowance from $1600/month to $2200/month and still be within their comfort range for the 1st year. Remember, the tax credit will effectively put $625/month into their checkbook for the 1st 12 months.

“Yeah, but that only appears next April. That’s not fair math. I won’t see that money for months!”, you might be screaming. No, you can adjust your W-4 withholdings, and bring home more out of each paycheck to cover the payment until the spouse goes back to work next year. Simple. (*As always, consult with a tax professional, etc.)

How much more home would a $625 monthly budget buy? About $90,000.

You don’t like the $210K home and can’t see staying in it long term. How about the $300K home? Now we’re talking. Just be careful with this strategy. Like the Force, use it wisely.

Jim Duffy is a Mortgage Banker with Phoenix Global Mortgage in Atlanta, GA, and has helped thousands finance their homes over the years. Check out his blog, http://www.MortgageLenderAtlanta.com

Article Source: http://EzineArticles.com/?Creative-Uses-For-the-$7500-Tax-Credit&id=1451063

Jonathan Blackwell

404-551-3845

Spurred by corporations and consumers with an eye on the bottom line, the green building industry grew from $7 billion in 2005 to nearly $12 billion last year. The reason for the growth is economics, building green saves money.

Many homeowners who undertake green renovations aim to improve energy efficiency. As they should, it’s a no brainer these days with ballooning energy prices. The facts are that studies have shown green building projects cost just 2 - 10% more than their non-green equivalents, but can save on average over 20 - 50% annually on energy bills. What’s even bigger to some homeowners is that green homes fetch more on resell, as much as 6% more for many homes. When you ice that cake with Government incentives and utility company credits you reap even more savings. So, you have a project that cost 2 - 10% more, which you can more than recoup your first year through incentives and energy savings, you can garner a premium when you sell AND you save money every year you own the home. Why wouldn’t you build green?

Contact us today to find out the new incentives that were passed in the recent Housing Bill to help make Energy Efficient Mortgages and Green Renovation cheaper and more accessible.

Jonathan Blackwell

404-551-3845

We have a number of partners in the Atlanta Area and throughout Georgia & the Southeast that we rely on to help our readers create their green dream home. You’ll need not only the financing, but also our network of Realtors, Contractors and Green Architects.

www.203KLoan.net — Providing high quality FHA 203K and Fannie Mae Homestyle Renovation Loans with a special emphasis on green renovations.

www.AtlantaHomeLoans.net — Atlanta’s Source for FHA Financing.

www.GravityArchitects.com — Green Architects and HUD 203K Consultant Serving Metro Atlanta and parts of Gerogia.

Interested in becoming a partner? Contact us today.