man reading about today's foreclosure numbers

Today’s Foreclosure Numbers: What’s the Truth, Richmond?

 

You’ve likely seen headlines about the number of foreclosures climbing in today’s housing market. That may leave you with a few questions, especially if you’re thinking about buying a house in the Richmond or Midlothian area. Understanding what today’s foreclosure numbers really mean is mission-critical if you want to know the truth about what’s happening today.

According to a recent report from ATTOM, a property data provider, National foreclosure filings are up 6% compared to the previous quarter and 22% since one year ago. As media headlines call attention to this increase, reporting on just the number could actually generate worry and may even make you think twice about buying a home in Richmond for fear that prices could crash. The reality is, while increasing, the data shows a foreclosure crisis is not where the market is headed.

Let’s look at the latest information with context so we can see how this compares to previous years.

It Isn’t the Dramatic Increase Headlines Would Have You Believe

In recent years, the number of foreclosures has been down to record lows. That’s because, in 2020 and 2021, the forbearance program and other relief options for homeowners helped millions of homeowners stay in their homes, allowing them to get back on their feet during a very challenging period. And with home values rising at the same time, many homeowners who may have found themselves facing foreclosure under other circumstances were able to leverage their equity and sell their houses rather than face foreclosure. Moving forward, equity will continue to be a factor that can help keep people from going into foreclosure. In Greater Richmond, especially, home equity is strong.

As the government’s moratorium came to an end, there was an expected rise in foreclosures. But just because foreclosures are up doesn’t mean the general or Richmond housing market is in trouble. As Clare Trapasso, Executive News Editor at Realtor.com, says:

“There’s no reason to panic, at least not yet. Foreclosure filings began ticking up . . . after the federal foreclosure moratorium ended. The moratorium was enacted in the early days of COVID-19, when millions of Americans lost their jobs, to prevent a tsunami of homeowners losing their properties. So some of these proceedings would have taken place during the pandemic but got delayed due to the moratorium. This is a bit of a catch-up.”

Basically, there’s not a sudden flood of foreclosures coming. Instead, some of the increase is due to the delayed activity explained above while more is from economic conditions. As Rob Barber, CEO of ATTOM, explains:

“This unfortunate trend can be attributed to a variety of factors, such as rising unemployment rates, foreclosure filings making their way through the pipeline after two years of government intervention, and other ongoing economic challenges. However, with many homeowners still having significant home equity, that may help in keeping increased levels of foreclosure activity at bay.”

To further paint the picture of just how different the situation is now compared to the housing crash, take a look at the graph below. It shows foreclosure activity has been lower since the crash by looking at properties with a foreclosure filing going all the way back to 2005.

While foreclosures are climbing, it’s clear foreclosure activity now is nothing like it was during the housing crisis. In addition to all of the factors mentioned above, that’s also largely because buyers today are more qualified and less likely to default on their loans.

Today, foreclosures are far below the record-high number that was reported when the housing market crashed.

Bottom Line

Right now, putting the today’s foreclosure numbers into context is more important than ever. While the housing market is experiencing an expected rise in foreclosures, it’s nowhere near the crisis levels seen when the housing bubble burst, and that won’t lead to a crash in home prices.  If you would like to discuss further or talk about selling and/or buying in the Richmond area or Midlothian, we’d love to help!

7 months ago

How To Make Your Dream of Homeownership a Reality

You may be closer than you think to making your dream of homeownership a reality.

According to a recent Harris Poll survey, 8 in 10 Americans say buying a home is a priority, and 28 million Americans actually plan to buy within the next 12 months. Homeownership provides many financial and non-financial benefits, so that interest is understandable.  Especially interest in a desirable market like Midlothian, VA, which has made the Money Magazine Best Places to Live list two different times.

However, it’s unlikely all 28 million Americans will accomplish that goal in the coming year. Experts project a total of around five million homes will be sold in 2023. Why is there such a big difference? It’s partly because there can be challenges to buying a home.

In the same survey, when asked, “Which of the following are preventing you from pursuing homeownership at this time?”:

  • 34% answered, “I don’t have enough saved for a down payment”
  • 30% answered, “My credit score”

If you’re aiming to buy a Richmond or Midlothian home, here’s what you need to know to accomplish that goal.

Save for Your Down Payment

Your down payment is a big chunk of what you pay up front for your home. For most home purchases, buyers put down some amount of cash up front (a down payment) and then take out a loan (a mortgage) to pay for the rest.

It’s a longstanding myth that you need to pay 20% of the purchase price for your down payment. In reality, 20% down isn’t always required. In fact, according to the National Association of Realtors (NAR), today’s median down payment is 14% for the average buyer and just 6% for a first-time buyer.  That’s great news for Midlothian home buyers.

Regardless of how much money you can save for your down payment, know there’s help available. A local Midlothian lender can show you options to help you get closer to your down payment goal. Plus, there are even loan types, like FHA loans, with down payments as low as 3.5% for some buyers, as well as options like VA loans and USDA loans with no down payment requirements for qualified applicants.

Beyond assistance programs and different loan types, here are a few other tips to help you as you save for your down payment:

  • Remember to factor in closing costs. In addition to your down payment, closing costs are usually 2-5% of the home’s purchase price.
  • Maintain your savings. Your down payment shouldn’t deplete all your savings. It’s important to still have some money set aside for homeownership expenses after you move in.
  • Explore your options and lean on your trusted advisor for expert guidance. Do your research, ask questions, and look into the resources available for buyers like you.

Improve Your Credit Score

Your credit score is a number that indicates how financially reliable you are to lenders. A higher credit score usually means you’ll be able to borrow more money at a better interest rate. If your credit score is preventing you from getting an affordable mortgage, there are steps you can take to improve it. Here are two:

  • Pay your bills on time. When you pay your bills on time, your credit score improves. When you’re late, it takes a hit. One way to make paying your bills on time easier? Set up automatic payments when and where you can.
  • Mix it up. From auto loans, to credit cards, to mortgages – there are several different types of credit. And having a mix of them improves your credit score.

Bottom Line

If you want to purchase a home this year, let’s connect so we can start preparing.  We are a leading Midlothian Realtor® team and rank in the Top 1# in Greater Richmond and #7 in all of Virginia.  We’d love to help you.

10 months ago
lower mortgage rates

What do lower mortgage rates mean for buyers?

Lower Mortgage Rates Are Bringing Buyers Back to the Market

As mortgage rates rose last year, activity in the housing market slowed down. And as a result, homes started seeing fewer offers and stayed on the market longer. That meant some homeowners decided to press pause on selling.

Now, however, rates are beginning to come down—and buyers are starting to reenter the market. In fact, the latest data from the Mortgage Bankers Association (MBA) shows mortgage applications increased last week by 7% compared to the week before.

So, if you’ve been planning to sell your house but you’re unsure if there will be anyone to buy it, this shift in the market could be your chance. Here’s what experts are saying about buyers returning to the market as we approach spring.

Mike Fratantoni, SVP and Chief Economist, MBA:

“Mortgage rates are now at their lowest level since September 2022, and about a percentage point below the peak mortgage rate last fall. As we enter the beginning of the spring buying season, lower mortgage rates and more homes on the market will help affordability for first-time homebuyers.”

Lawrence Yun, Chief Economist, National Association of Realtors (NAR):

“The upcoming months should see a return of buyers, as mortgage rates appear to have already peaked and have been coming down since mid-November.”

Thomas LaSalvia, Senior Economist, Moody’s Analytics:

“We expect the labor market to remain robust, wages to continue to rise—maybe not at the pace that they did during the pandemic, but that will open up some opportunity for folks to enter homeownership as interest rates stabilize a bit.”

Sam Khater, Chief Economist, Freddie Mac:

“Homebuyers are waiting for rates to decrease more significantly, and when they do, a strong job market and a large demographic tailwind of Millennial renters will provide support to the purchase market.”

Bottom Line

If you’ve been thinking about making a move, now’s the time to get your house ready to sell. Let’s connect so you can learn about buyer demand in our area the best time to put your house on the market.

10 months ago
how much to save for a down payment

How Much Do You Need to Save for a Down Payment?

Wondering How Much You Need To Save for a Down Payment?

Wondering How Much You Need To Save for a Down Payment? | MyKCM

If you’re getting ready to buy your first home, you’re likely focused on saving up for everything that purchase involves. You may be wondering how much you need to save for a down payment. But don’t let a common misconception make the process harder than it could be.

Understand 20% Isn’t Always the Typical Down Payment

Freddie Mac explains:

“. . . nearly a third of prospective homebuyers think they need a down payment of 20% or more to buy a home. This myth remains one of the largest perceived barriers to achieving homeownership.”

Unless specified by your loan type or lender, it’s typically not required to put 20% down. This means you could be closer to your home buying dream than you realize. According to the National Association of Realtors (NAR), the median down payment hasn’t been over 20% since 2005. In fact, the median down payment today is only 14%. And it’s even lower for first-time homebuyers at just 6% (see graph below):

Wondering How Much You Need To Save for a Down Payment? | MyKCM

Learn About Options That Can Help You Toward Your Goal

If saving for a down payment still feels like a challenge, know that there’s help available. A real estate professional and trusted lender can show you options that could help you get closer to your down payment goal. According to latest Homeownership Program Index from Down Payment Resource, there are over 2,000 homebuyer assistance programs in the U.S., and the majority are intended to help with down payments.

Plus there are even loan types, like FHA loans, with down payments as low as 3.5%, as well as options like VA loans and USDA loans with no down payment requirements for qualified applicants.

To understand your options, be sure to do your homework. If you’re interested in learning more about down payment assistance programs, information is available through sites like Down Payment Resource. Then, partner with a trusted lender to learn what you qualify for on your home buying journey.  We know some great ones who we are happy to connect you with.

Bottom Line

Remember, a 20% down payment isn’t always required. If you want to purchase a home this year, let’s connect. You’ll also want to make sure you have a trusted lender so you can explore your down payment options.

11 months ago
Planning to retire soon? It may be time to make a move.

Planning to Retire Soon?

If you are planning to retire soon it could be time for you to consider making a move.

Planning to Retire? It Could Be Time To Make a Move. | MyKCM

If you’re thinking about retirement or have already retired this year, you may be planning your next steps. One of your goals could be selling your Richmond-area house and finding a home that more closely fits your needs.

Fortunately, you may be in a better position to make a move than you realize. Here are a few things to think about when making that decision.

Consider How Long You’ve Been in Your Richmond or Midlothian Home

From 1985 to 2008, the average length of time homeowners typically stayed in their homes was only six years. But according to the National Association of Realtors (NAR), that number is rising today, meaning many homeowners are living in their houses even longer (see graph below):

Planning to Retire? It Could Be Time To Make a Move. | MyKCM

When you live in a home for a significant period of time, it’s natural for you to experience a number of changes in your life while you’re in that house. As those life changes and milestones happen, your needs may change. And if your current Richmond area home no longer meets them, you may have better options waiting for you.

Consider the Equity You’ve Gained

Additionally, if you’ve been in your home for more than a few years, you’ve likely built up significant equity that can fuel your next move. That’s because the longer you’ve been in your home, the more likely it’s grown in value due to home price appreciation. Data from the Federal Housing Finance Agency (FHFA) illustrates that point (see graph below):

Planning to Retire? It Could Be Time To Make a Move. | MyKCM

While home price growth varies by state and local area, the national average shows the typical homeowner who’s been in their house for five years saw it increase in value by over 50%. And the average homeowner who’s owned their home for 30 years saw it almost triple in value over that time.  We here in Richmond and Midlothian have definitely seen healthy appreciation as of late.

Consider Your Retirement Goals

Whether you’re looking to downsize, relocate to a dream destination, or move so you live closer to loved ones, that equity can help you achieve your homeownership goals. NAR shares that for recent home sellers, the primary reason to move was to be closer to loved ones. Plus, retirement played a large role for those moving greater distances.

Whatever your home goals are, we can work with you to find the best option. We’ll help you sell your current Richmond or Midlothian house and guide you as you buy the home that’s right for you and your lifestyle today.

Bottom Line

Retirement can bring about major changes in your life, including what you need from your home. Let’s connect to explore your opportunities in Richmond or beyond.

12 months ago

Four Things That Help Determine Your Mortgage Rate

Are you considering buying a home in the Richmond area?

Whether you are relocating to Richmond, looking to upsize or downsize from your current Richmond home, or thinking about hanging up your “renter” hat to finally become a Richmond home buyer, you will most likely need to consider interest rates and monthly payments.  Here are four things that help determine your mortgage rate.

Four Things That Help Determine Your Mortgage Rate | MyKCM

If you’re looking to buy a home, you probably want to secure the lowest interest rate possible for your home loan. Over the last couple of years, that was easier to do as the housing market saw record-low mortgage rates, but this year rates have risen dramatically.

If you’re looking for ways to combat today’s higher rates and lock in the lowest one you can, here are a few factors to focus on. Since approval opportunities can vary, connect with a trusted lender for customized advice.

Your Credit Score

Credit scores can play a big role in your mortgage rate. Freddie Mac explains:

“When you build and maintain strong credit, mortgage lenders have greater confidence when qualifying you for a mortgage because they see that you’ve paid back your loans as agreed and used your credit wisely. Strong credit also means your lender is more apt to approve you for a mortgage that has more favorable terms and a lower interest rate.”

That’s why it’s important to maintain a good credit score. If you want to focus on improving your score, your trusted advisor can give you expert advice to help.

Your Loan Type

There are many types of loans, each offering different terms for qualified buyers. The Consumer Financial Protection Bureau (CFPB) says:

“There are several broad categories of mortgage loans, such as conventional, FHA, USDA, and VA loans. Lenders decide which products to offer, and loan types have different eligibility requirements. Rates can be significantly different depending on what loan type you choose.”

When working with your real estate advisor, make sure you find out what’s available in your area and which types of loans you may qualify for.

Your Loan Term

Another factor to consider is the term of your loan. Just like with location and loan types, you have options. Freddie Mac says:

“When choosing the right home loan for you, it’s important to consider the loan term, which is the length of time it will take you to repay your loan before you fully own your home. Your loan term will affect your interest rate, monthly payment, and the total amount of interest you will pay over the life of the loan.”

Depending on your situation, the length of your loan can also change your mortgage rate.

Your Down Payment

If you’re a current homeowner looking to sell and make a move, you can use the home equity you’ve built over time toward the down payment on your next home. The CFPB explains:

“In general, a larger down payment means a lower interest rate, because lenders see a lower level of risk when you have more stake in the property. So if you can comfortably put 20 percent or more down, do it—you’ll usually get a lower interest rate.”

To learn more, connect with a lender to find out the difference a higher down payment can make for your new mortgage.

Bottom Line

These are just few factors that can help determine your mortgage rate if you’re buying a home. The best thing you can do is have a team of professionals on your side. Connect with us and a trusted lender so you have the expert advice you need in each step of the process.

1 year ago

Why Buying a Richmond Home May Make More Sense Than Renting

If you are renting or thinking of renting a home or apartment in Richmond, VA, you need to read this.

In the last year alone, Richmond area rents rose a whopping 36% on average.  That’s the 8th highest of all markets in the country. Here’s why buying a Richmond home could be a sound financial move.

For those who think they have no choice but to rent because they can’t afford to buy, we promise that there are alternatives to high down-payments.  And even though mortgage rates are higher than you may be used to, they are still far below averages over the past several decades.  Keep in mind that rent is a 100% interest rate and you are building no equity at all.  If buying a Richmond home, experts anticipate that you will continue to build equity on that purchase and you can always refinance if rates go down in the future.

If you are already renting and have roommates, consider buying and becoming a landlord yourself!  Rent those extra bedrooms out to friends and they can help you pay down that mortgage.

Check out this fantastic infographic.  It really puts all the numbers in perspective.  We’d love to help you run your own numbers to put your life-changing move into motion!

Why Buying a Home May Make More Sense Than Renting [INFOGRAPHIC] | MyKCM

Some Highlights

  • If you’re trying to decide whether to rent or buy a home, consider the advantages homeownership offers.
  • Buying a home can help you escape the cycle of rising rents, it’s a powerful wealth-building tool, and it’s typically considered a good hedge against inflation.
  • If you’re ready to take advantage of the benefits of homeownership, let’s connect to explore your options.
1 year ago
benefit of buying a home in Richmond

The True Strength of Homeowners Today

The main benefit of buying a home in Richmond is that our housing market is strong and building home equity is one of the best ways to build wealth.

Richmond homeowners are wondering what’s going on with the Real Estate market and how home values will hold up with the recent shift.  The article below gives a great overview of the benefit of buying a home in Richmond.

The True Strength of Homeowners Today | MyKCM

The real estate market is on just about everyone’s mind these days. That’s because the unsustainable market of the past two years is behind us, and the difference is being felt. The question now is, just how financially strong are homeowners throughout the country? Mortgage debt grew beyond 10 trillion dollars over the past year, and many called that a troubling sign when it happened for the first time in history.

Recently Odeta Kushi, Deputy Chief Economist at First American, answered that question when she said:

“U.S. households own $41 trillion in owner-occupied real estate, just over $12 trillion in debt, and the remaining ~$29 trillion in equity. The national “LTV” in Q2 2022 was 29.5%, the lowest since 1983.”

She continued on to say:

“Homeowners had an average of $320,000 in inflation-adjusted equity in their homes in Q2 2022, an all-time high.”

What Is LTV?

The term LTV refers to loan to value ratio. For more context, here’s how the Mortgage Reports defines it:

“Your ‘loan to value ratio’ (LTV) compares the size of your mortgage loan to the value of the home. For example: If your home is worth $200,000, and you have a mortgage for $180,000, your LTV ratio is 90% — because the loan makes up 90% of the total price.

You can also think about LTV in terms of your down payment. If you put 20% down, that means you’re borrowing 80% of the home’s value. So your LTV ratio is 80%.”

Why Is This Important?

This is yet another reason we won’t see the housing market crash. Home equity allows homeowners to be in control. For example, if someone did need to sell their home, they likely have the equity they need to be able to sell it and still put money in their pocket. This was not the case back in 2008, when many owed more on their homes than they were worth.

Bottom Line

Homeowners today have more financial strength than they have had since 1983. This is a combination of how homeowners have handled equity since the crash and rising home prices of the last two years. And this is yet another benefit of buying a home in Richmond and why homeownership in any market makes sense.

1 year ago

Do You Really Need A Real Estate Agent For New Construction?

We get this question a lot! With Richmond and Midlothian resale inventory so low, many of our Buyers are choosing to build, both in the luxury and mid-market categories. We know Richmond builders and know how they work. Learn why it’s a great idea for us to be by a Buyer’s side during this process!

  • We advocate for you and work in your best interest
  • There is no cost for you
  • We know Richmond builders and can find the right builder for you
  • We can help you build in your budget
  • We’re aware of builder promotions
  • We have preferred lenders who are experienced in home building lending
  • We will negotiate for you
  • We will help you understand your contract
  • We can help oversee inspections
3 years ago

How to be a Competitive Buyer

Nervous about entering the Richmond, VA real estate market as a Buyer? The key is to know what to expect, have your ducks in a row and follow these 4 home-buying guidelines.
 

1. Get your credit healthy, financing nailed down, and have that pre-approval letter in hand. If you need a mortgage advisor, we can help with that.

 

2. When you are competing with other aggressive offers, you may have to give a little on some of your must-haves. Be prepared to decide which home features are most important to you and which you can be flexible with. If you find the one that you can’t live without, a luxury updated bathroom may be able to wait.


 
3. Multiple offers are the norm, so be prepared with your absolute maximum budget in mind. An agent with real estate negotiation expertise can help you figure out what other line items like appraisals, inspections, and contingencies can make your offer stand out. Here are 4 areas to consider.
 
The Price:

What you offer on a property depends on a number of factors, including its condition, length of time on the market, buyer activity and the urgency of the seller. While some buyers want to make a low offer just to see if the seller accepts, it’s wise to read the current market and understand that might not be the best strategy right now, given low inventory. To be most competitive, choose a home that is comfortably within your budget and allow for some potential escalation of price.

 

The Move-in Date:
If you can be flexible on the possession date, the seller will be more apt to choose your offer over others.

 

Additional Property:
Often, the seller plans on leaving major appliances in the home; however, which items stay or go is often a matter of negotiation.

 

Remove Contingencies:
If you are comfortable, making an offer that is not contingent on the sale of your home is often looked upon favorably. Additionally, you may consider an inspection waiver if the home looks to be well-maintained or newer.

 

4. Our home becomes a part of our heart, but during this part of the process, keep it all business. You don’t want to get caught up in a frenzy, offer too much for your comfort level and end up regretting anything later. Your agent can help you manage emotions and keep things in perspective.

 

Give us a call so we can talk about what you need, what your options are, and how to be best-prepared to purchase a home in Richmond, VA.
3 years ago