Real Estate Tips To Buying & Selling In South Jordan, Sandy, Utah

Inside Real Estate
Let Me Help You!
801-243-3020
Follow My Blog
RSS
Steve
Steve Duke
REALTOR®
    Years of Experience: 17

    Licensed CPA

Direct: 801-243-3020



Company Info


7985 S. 700 E.
Sandy, UT 84070


Real Estate Tools

Schoolsschools

Communitiescommunities

Calculatorscalculators

Buy a House

Is Debt Settlement Right For You?

Tuesday, February 16th, 2010

Is Debt Settlement Right For You?


by Michael G. Peterson

These days debt settlement is looking like an increasingly good option for many people. But before you take the plunge, there are some important things to know about how it works and how it affects your credit.

Some debt settlement companies guarantee debt relief in a year. Others promise to slash your debt, in some cases reducing the amount you owe by up to 60 percent or more, all while keeping the creditors at bay. And, almost all of them pledge to help you regain control of your finances.
If you’re drowning in debt, debt settlement programs sound like a dream come true. But, are they too good to be true? Are debt settlement companies legit, or are they a scam to be avoided at all costs? Is it smarter to tackle your debt on your own, or is it worth it to hire someone to do it for you? Before we can answer that question, let’s take a closer look at how debt settlement works.
Debt Settlement in Theory
Once you enroll in a debt settlement program, most settlement companies will tell you to stop making your monthly credit card payments and save that money. Once you’ve got a sizeable amount (usually several thousand dollars), the debt settlement company will negotiate with your credit card company, offering them a large, one-time payment to settle your debt.
Most debt settlement companies claim that this one-time payment is usually significantly less than the original amount you owed. They also tell you that they’ll put an end to the endless phone calls from creditors or collections agencies.
It’s an attractive idea. Unfortunately, most people who sign on with a debt settlement company end up deeper in debt than they were before.
Debt Settlement in Reality
Here’s what really happens if you follow the typical debt settlement plan:
The minute you stop paying your credit card bills, you’ll start to rack up high-interest, late fees and over-limit fees. Imagine that you have a $10,000 debt. If it takes you, say, three years to save enough for a settlement (which is usually about half of the amount you owe), your total debt will have doubled.
So, in the time that it takes you to save up half of your original debt – around $5,000 in this case – your debt will now be around $20,000. To settle now, you’ll need about half of that new amount – or $10,000.
See the problem?
Of course, after you stop paying your credit card bills, the calls will start coming in from creditors and collections agencies. Your phone will be ringing off the hook. But your debt settlement company handles that, right?
Wrong.
Debt settlement companies can’t stop collections calls.
The only way you can stop collections calls is by making your monthly payments. If you don’t pay, the calls will continue. If your debt is large enough, your credit card company may even take legal action to force you to pay – in many cases, your wages may be garnished until the debt is taken care of.
Even if you don’t get sued, there are still some serious drawbacks to debt settlement:

  • You’ll pay a hefty fee: Debt settlement companies usually charge a substantial fee (typically a percentage of your total debt) for their services. Ultimately, the money you pay the debt settlement company is just money you could have used to pay down your debt.
  • You’ll pay taxes: One thing that debt settlement companies don’t tell you is that you’ll have to pay income taxes if your credit company forgives some of your debt. So, if a debt settlement company gets, say, $5,000 knocked off of your total debt, you’ll pay income taxes on that money. By law, the creditor has to send a client a 1099 tax form indicating the amount written off in a settlement situation. You are responsible for taxes on that amount.
  • Your credit score will hit rock bottom: If you’re working with a debt settlement company, your credit score is probably on the low side to begin with. But, you should be aware that settling your debt will effectively ruin your credit, making it more difficult to buy a house, a car, rent an apartment, or even get a job.
  • Creditors are refusing to do business with settlement companies: Recently, more and more creditors are sending notices to their clients who have signed up with settlement companies letting them know that they will not work with these organizations.

Debt Settlement vs. Debt Management: What’s the Difference?
While a debt settlement company typically advises you to stop paying your monthly credit card bills, debt management (also known as credit counseling) takes a different approach.
When you sign up with a debt management company, your credit counselor will negotiate with your credit companies for lower monthly payments.
You send your monthly payments to your debt management company, and they distribute the payments among your credit card lenders. You make one payment a month, regardless of how many credit card bills you have.
And, credit counseling services don’t hurt your credit score – although you won’t be able to get additional unsecured credit until you complete the program.
Keep in mind that there’s typically a fee involved for debt management services, but it’s generally a lot more affordable than a debt settlement company. Credit counseling fees are typically included in the amount of your new lower monthly payment, and average around the $30 range.
Debt Management Checklist
Remember, as with anything, you need to do your homework. Debt management companies may be nonprofit, but nonprofit status is essentially a tax designation, not a government endorsement of a group’s mission. There are plenty of near-fraudulent credit counseling agencies that are registered nonprofits.
Check with the Better Business Bureau, verify the agency’s accreditation by an independent nonprofit (such as the National Institute for Financial Counseling Education), and look for positive reviews from real people. Fees for debt management companies should be reasonable–between $30 and $50 per month–and the company should give you reasonable promises (they cannot “wipe out” your debt; they can only help you pay it off).
What’s Right for Me?
Only you can decide the best way to handle your debt. Debt settlement sounds like a simple solution, but in most cases, the costs outweigh the benefits. Before you make a decision, do some research, check on the companies BBB listing, or ask friends or family members for referrals. Whatever you do, remember that if something seems too good to be true, it probably is.
Joel Walsh contributed to this article.


Michael G. Peterson co-founded American Credit Foundation, a non-profit credit counseling organization. Visit
debtguru.com for more information and financial resources.

Proposed changes make buying a home with an FHA loan more expensive in Sandy & South Jordan

Monday, February 1st, 2010

Sandy & South Jordan first time homebuyers that want to take advantage of the current FHA guidelines need to move quickly.

As your trusted real estate consultant I wanted to let you know of some proposed changes to the FHA mortgage guidelines coming up this April 2010 and how it will effect your purchase of a home in Sandy & South Jordan

Changes that are being considered:

Down payment increase from 3.5% to 5% (could be higher)

Seller’s concession (buyer’s closing costs paid by the seller) to be no more than 3%, perhaps even lower.

Mortgage Insurance Premium which is now at 1.75% of  the loan amount could go to 3% of the loan. Premium is due at closing.

Annual Premium insurance which is currently at .55% of the loan amount and is part of the FHA monthly mortgage payment could also be going up.

Credit scores could increase to a minimum of a 620 FICO score.

If you’re a first time homebuyer who is currently looking to purchase in Sandy or South Jordan, now would be the time.

The closing costs and down payment would be what are affected the most.

Under the current guidelines a purchase scenario would look something like this:

For a home purchased at $300,000 you would need a $10,500 down payment which can be gifted, $5,066 for the up front premium insurance. You would be allowed up to 6% in a seller’s assist (buyer’s closing costs paid by the seller), in this case that would be $18,000, this would cover most of the closing costs depending on your state.

With the new proposed guidelines the scenario would look like this:

$300,000 purchase price would mean 5% down or $15,000 (there isn’t talk about changing the gift portion). The up front insurance premium due at closing would be $8,550. The seller paid closing costs would be around 3% (some would like to see this at 2%) or $9,000.

Closing costs include more than your down payment and hazard insurance; there are title fees, recording fees, attorney fees, up front real estate taxes and other miscellaneous fees. Depending on the state you reside in, the $9,000 allowed in this example would not cover most closing costs.

If you have been house hunting, and are going to be using FHA financing, this would be the time to move forward with your home purchase. Waiting could potentially mean needing thousands of dollars more in the near future to purchase a home.

If these proposed changes take effect – it’s going to be costly in the future for FHA applicants as credit scores will be have to be higher and out of pocket expenses will also be higher.

As always, keeping you updated.  If you or anyone you know is looking at purchasing a home with an FHA mortgage please let them know.  If you have additional questions please feel free to contact me.

Should I get a Home Warranty when buying a Sandy or South Jordan REO?

Wednesday, January 6th, 2010

I have clients ask me if they should buy a home warranty on an REO (Bank Owned) property.  They give reasons not to buy such as it’s an REO property and sold ‘as-is’ or they think they can’t afford it.  These are probably a couple of the best reasons to purchase a home warranty for the property.

For example, a home inspection report might tell a buyer that the furnace needs to be serviced.  Once these repairs are made (even after the closing), the systems will be covered by a home warranty plan for a full year.

Once the repairs mentioned in the report are made, it’s covered for repair or replacement.  Home warranties cover the major systems in a home such as the water heater, stove, dishwasher, garbage disposal, furnace, air conditioner, garage door opener, electrical & plumbing that stop working due to normal wear and usage.

It’s especially important to buy a home warranty when you don’t know how the systems and appliances were used by the previous owners.  In the case of an REO you won’t receive any seller disclosures from the previous owner that would alert you to potential problems.

Banks will usually pay the cost of the home warranty so I always advise my clients to ask for a home warranty when submitting an offer.  In fact I advise to ask for one on any home including new construction.

This valuable coverage can potentially save you thousands of dollars in unforeseen repairs.  Just remember that you can’t afford to be without it.

How To ‘Guarantee’ Your Success As A Real Estate Investor

Monday, December 28th, 2009

Smart real estate investors focus on what a customer wants.  They invest in the types of properties that most tenant/buyers would want.

Most investors buy the home first and then try to find a qualified tenant/buyer afterward.

Let me share with you smarter way that will provide more profits because you can start to receive rental income the day you close on your investment property.

To help our investor clients guarantee their profits before they buy an investment property, we will have prospective tenant/buyers go through a qualification process which includes completing an application and telling us the type of home they would like to buy using a Rent-to-Own program.  If the prospective tenant’s application is accepted, we will then find a property for sale that meets their criteria.  We will provide our investor client with an accepted tenant/buyer application and the homes for sale that match the approved tenant’s with list.  Our goal is to get a non-refundable deposit from the tenant/buyer before we start to find them a home.

Imagine having a qualified tenant/buyer in place who has given you a nonrefundable deposit before you sign a contract to purchase an investment property.

Imagine collecting first months’ rent the day you receive the keys from the seller.

Imagine receiving a lease option deposit from the tenant/buyer when you turn over the keys to them.

This approach to real investing is your crystal ball.  Your profit is locked in before you even buy the home.  You know your profits in advance.  Would you invest in this home at 123 XYZ Street at $120,000 if I had a qualified rent-to-own buyer that would buy the home for $140,000?  Of course you would as you would have to be a fool not to make money in real estate with this approach.

$6,500 Reasons to move this winter!

Wednesday, December 2nd, 2009

Congress is now GIVING YOU a $6,500 credit to sell and purchase a home.  This is to give incentive to existing homeowners, like yourself, to purchase a home.   That´s $541.67 per month for the 1st year!

To qualify:
1. You must have used the home your selling as a principal residence consecutively for 5 of the previous 8 years.
2. You must have a binding contract to buy a principle residence before April 30, 2010 and close before July 1, 2010

Then you´re eligible for the credit-allowing you to deduct 10% of the purchase price of your home up to $6,500 when you file your taxes. Visit www.HousingMarketFacts.com for more information.

So, why wait?     We Will Walk You Through the Home Buying/Selling Process!

Please contact me for more information about this can´t-miss opportunity.

$8,000 Reasons for renters to buy a house!

Tuesday, December 1st, 2009

Congress is now GIVING YOU an $8,000 credit to purchase a home.  This is to give incentive to first-time homebuyers, like yourself, to purchase a home.   That´s $667 per month for the 1st year!

If you qualify and have a binding contract buy a principle residence before April 30, 2010 and close before July 1, 2010, then you´re eligible for the credit-allowing you to deduct 10% of the purchase price of your home up to $8,000 when you file your taxes. Visit www.HousingMarketFacts.com for more information.

So, why wait?     We Will Walk You Through the Home Buying Process!

Please contact me for more information about this can´t-miss opportunity.

December is a great time to buy/sell a home in Sandy or South Jordan

Tuesday, December 1st, 2009

I’ve heard it said that December is a slow month for real estate.  I used to buy into that way of thinking until I worked with a broker who taught me otherwise.

He taught me that most agents take the month of December ‘off’ because they want to spend more time with their family, because they think it’s a slow time so why work, because they think clients don’t want to sell/buy a house during the holidays,  and who knows why.  He also taught me that if I would work during the holidays that I would pick up business as I would be one of the few still working.  Time has prove him to be correct on both counts

As I look back at my business over the years I discovered that I sell as many homes in December as I do any other month.

Why?  I think it’s because buyers actually have more time to look at houses as many companies close down during the holidays and off times sellers are motivated to get their home sold before the end of the year.  More importantly, it’s because I treat December the same way I do the other 11 months of the year.

I have found what he taught me to be absolutely correct.  I love December!  December is a great month to buy/sell a home.

Rent to Own a home in Sandy or South Jordan

Thursday, November 19th, 2009

Wow, I just checked and there are over 30 homes in the Sandy/South Jordan area willing to let you Rent to Own or use Seller Financing to get into the home.  The prices range from just $110,000 to all the way up to $2.9 million.  Needless to say there’s probably a home that fits your budget.

Earlier this month I wrote a blog about the differences between Rent to Own and Seller Financing.  Be sure to go back and read that post.

Don’t forget that if you use Seller Financing you may still qualify for the $8,000 First Time Homebuyers tax credit or the $6,500 credit available to those who already own a home.

Stop throwing your rent away.  Let me help you get into a home using creative financing and start building up some equity.

It’s the perfect storm to buy a house

Wednesday, November 11th, 2009

Interest rates are at lifetime lows, the median price of a home is the lowest it’s been in years and the government will give you money for buying a home.  What could possibly be better than that!

You won’t see this again in your lifetime.

I would love to sit down with you to help you figure out how you can buy a house and take advantage of the Perfect Storm.

Borrow money from your 401k, your dad, your boss, your grandma.  Figure out a way to get the 3.5% needed for your down payment.  After you buy you can amend your 2008 tax return and with the $8,000 tax credit you’ll receive from the government you can pay back what you borrowed.

As the NIKE ads say, JUST DO IT!

Finding Your Dream Foreclosure: What to Know When You’re Buying an REO Property In Sandy or South Jordan

Saturday, November 7th, 2009

Taken from an article by Amy Hoak

Buying a foreclosure often is appealing to buyers trying to stretch their dollars. It’s finding a good one can that can be a challenge.

“The vast majority of the banks don’t want us to advertise them as ‘bank-owned’ because it comes with a negative connotation,” said Ryan Melvin, co-owner of More Realty Group in Las Vegas.

That means no sign on the front lawn indicating the home is anything other than a traditional sale. A buyer probably won’t find a property advertised as a foreclosure on marketing materials, said Melvin, who specializes in real-estate owned properties, or REOs, those that have been reclaimed by a bank, typically after an unsuccessful foreclosure auction.

If you’re considering the purchase of a home that is now owned by a bank, it’s also important to know at the outset just how much work you’re in for — and how much it is going to cost you. Many foreclosures are in various states of disrepair; some of the fixes are cosmetic, but some can be extensive.

Those looking for the best deal probably shouldn’t rule out non-foreclosure properties, either, said Mark Goldman, a mortgage broker with Cobalt Financial Corp., and a real estate lecturer at San Diego State University. Sometimes, people set their sights on bank-owned properties “like the word ‘foreclosure’ equals ‘good deal,’” he said.

And that’s not always true.

Lenders aren’t held to the same disclosure requirements as sellers who have lived in the home, mainly because the lender hasn’t occupied the home to notice leaks or other problems. For that reason, an inspection is crucial.

“If there are lessons out of the last couple of years, it’s certainly buyer beware,” said Dan Steward, president of the home inspection firm Pillar to Post, which has a U.S. headquarters in Tampa, Fla.

“We have all heard the stories of people ripping the copper pipe and wiring out … people have literally gone to the light switch, disconnected the wire from the switch box and have pulled the wire through the drywall,” Steward said. Some have ripped out toilets and kicked in walls or left water faucets running before they left the house, often out of anger.

You don’t need to be told the toilet is gone, but an inspector can tell if there is damage 20 feet down the water line because of the way that toilet was ripped out, he said.

Other issues could pop up due to the property being vacant. Large banks will often hire a field service to cut the grass, shovel the snow and winterize a home, yet when homes aren’t occupied it’s harder to catch small problems before they become big ones.

“When we live at home or drive the car, if something is off we notice it. We notice it and we deal with it,” Steward said. When a place is unoccupied, pests could become an issue. If you were living in a home, a nest of raccoons probably wouldn’t be able to find a home in your crawlspace—not for long, anyway.

A neighborhood environmental report might also be worthwhile, he said, which could reveal if the property was the site of a drug lab, for example. When a meth lab is operating in a home, air quality issues can arise; when a home was used for growing marijuana, there is a tendency for mold problems from the high humidity, Steward said.

The time it takes to complete the sale can vary from lender to lender. In some cases, the process goes smoothly, Goldman said. Other lenders are disorganized.

“It really depends on who you’re doing business with,” Goldman said.

But for your best chance at having an offer accepted and for a quick closing process, have everything in order before making the offer, said Duane Andrews, CEO of Clear Capital, a company that provides valuation products for the mortgage and lending industries. That includes having the financing firmed up and writing a clean offer — for example, asking for new oven racks as part of the deal could peg you as a demanding buyer who will be annoying to deal with, he said.

“What this tells the seller is this guy is going to be a pain and they don’t have time for this pain,” Andrews said.

In fact, most bank-owned properties are sold “as is,” so if there is something you want fixed, it’s best to just factor that into the price you’re offering, Melvin said.

But don’t expect to bargain the listing price way down, Melvin added.

Banks typically price their properties at a 20 percent to 30 percent discount anyway, he said. If the property has been on the market for a week or two, don’t expect the bank to drop the price; if the listing is older, you might have more power, he said.

Also, don’t be surprised if the bank that is selling the property asks you to get an approval from its mortgage operation; you often don’t have to take the loan from their company, but they may want to get a closer look at your finances to make sure you’re a solid buyer, Melvin said.

Above all, make sure to follow directions when submitting the offer, he said. That likely includes having an approval letter from the bank and the correct amount of earnest money.

“Most listing agents will have instructions how we want buyers agents to submit the offer,” he said. Delays can occur when instructions aren’t followed exactly.

- Copyright © 2010 Inside Real Estate, LLC

Inside Real Estate does not endorse the agents on this site, and does not guarantee the content submitted by the site's members. Blog and page entries, content, and other information contributed by agents that are members of the site are accountable to the particular agent. Inside Real Estate and Omnia Alliance LLC take no accountability for the content contributed by members to the site.