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40-year home loan feasible, but ‘challenging’ | Katonah NY Real Estate

KUALA LUMPUR: The long tenure of up to 40 years to repay loans under the My First Home Scheme is feasible but it comes with some challenges, analysts said.

The scheme helps to lessen house buyers’ burden and gives them greater opportunity to own their first house in the Klang Valley, they said.

But finding a decent house costing RM200,000 to RM400,000 there will be tough for young adults, they pointed out.

The home scheme, launched by the Prime Minister Datuk Seri Najib Razak in March 2011, is part of the government’s efforts to help young adults own a house, with 100 per cent financing from banks.

Under the scheme, individuals with a monthly income not exceeding RM5,000 (previously RM3,000) will be eligible to buy their first house of up to RM400,000 without paying the 10 per cent down payment.

The government, via Cagamas, will guarantee the initial 10 per cent of the loan.

For joint borrowers, the income limit has been increased to RM10,000 per month.

The higher income limit of purchasers is effective this year.
The loan repayment period is up to 40 years, or when the buyer reaches 65 years old, whichever is earlier. This means, a buyer needs to be 25 years old or younger, if he wants to apply for a 40-year loan.

A research head from a local brokerage said the scheme can be a catalyst for the property industry as it spurs young adults to be first-time house buyers.

“Property developers can also take advantage of this by building more affordable houses as there is a group of ready buyers.

“However, as cost to build a house has increased, the government would need to figure out a way to solve it before you can see many developers jumping on the bandwagon,” he added.

Based on dipstick calculation, a buyer earning RM5,000 a month would be in a “borderline situation” if he were to purchase a RM400,000 house via a 40-year loan under the scheme.

“The new lending guidelines require banks to look at a borrower’s net income,” said a bank officer who declined to be named.

“This would mean that by default, his net income would be about RM4,500, that is without factoring in his car loan.
“A 40-year loan period would mean that he has to pay up about RM1,790 a month (based on an interest rate of 4.5 per cent).

“Under the new lending guidelines, the approval or rejection of the loan would depend on his other commitments, like personal loan or car loans. It’s going to be borderline.

While the longer tenure for loan repayment may have its benefits, it does have some “loopholes”.

“Today, getting a RM400,000 property in the Klang Valley will be a challenge. So, you can imagine if one were to look for a decent new development under RM300,000 or RM200,000.

“Let’s assume that the supply of properties worth RM400,000 are in abundance. How many young adults will have a monthly income of RM5,000 a month at the age of 25 years?

“I guess the likelihood of individuals aged 25 or below buying a RM400,000 property will be low, but if they opt to buy a property as joint borrowers, it is still very much possible,” said an analyst.

The good news is, the government has established the Perumahan Rakyat 1Malaysia Bhd (PR1MA) with the sole purpose of developing and maintaining affordable and quality houses, specifically for the middle income group. These houses are expected to be priced between RM100,000 and RM400,000.

Currently, PR1MA is accepting applications for one of its projects in Nusajaya – a double-storey link house (1,384 sq ft and above) for as low as RM199,000. Its website stated that more projects are underway, in Penang and Seremban.

Despite New Health Law, Some See Sharp Rise in Premiums | Katonah NY Real Estate

Particularly vulnerable to the high rates are small businesses and people who do not have employer-provided insurance and must buy it on their own.

In California, Aetna is proposing rate increases of as much as 22 percent, Anthem Blue Cross 26 percent and Blue Shield of California 20 percent for some of those policy holders, according to the insurers’ filings with the state for 2013. These rate requests are all the more striking after a 39 percent rise sought by Anthem Blue Cross in 2010 helped give impetus to the law, known as the Affordable Care Act, which was passed the same year and will not be fully in effect until 2014.

In other states, like Florida and Ohio, insurers have been able to raise rates by at least 20 percent for some policy holders. The rate increases can amount to several hundred dollars a month.

The proposed increases compare with about 4 percent for families with employer-based policies.

Under the health care law, regulators are now required to review any request for a rate increase of 10 percent or more; the requests are posted on a federal Web site, healthcare.gov, along with regulators’ evaluations.

The review process not only reveals the sharp disparity in the rates themselves, it also demonstrates the striking difference between places like New York, one of the 37 states where legislatures have given regulators some authority to deny or roll back rates deemed excessive, and California, which is among the states that do not have that ability.

New York, for example, recently used its sweeping powers to hold rate increases for 2013 in the individual and small group markets to under 10 percent. California can review rate requests for technical errors but cannot deny rate increases.

The double-digit requests in some states are being made despite evidence that overall health care costs appear to have slowed in recent years, increasing in the single digits annually as many people put off treatment because of the weak economy. PricewaterhouseCoopers estimates that costs may increase just 7.5 percent next year, well below the rate increases being sought by some insurers. But the companies counter that medical costs for some policy holders are rising much faster than the average, suggesting they are in a sicker population. Federal regulators contend that premiums would be higher still without the law, which also sets limits on profits and administrative costs and provides for rebates if insurers exceed those limits.

Critics, like Dave Jones, the California insurance commissioner and one of two health plan regulators in that state, said that without a federal provision giving all regulators the ability to deny excessive rate increases, some insurance companies can raise rates as much as they did before the law was enacted.

“This is business as usual,” Mr. Jones said. “It’s a huge loophole in the Affordable Care Act,” he said.

While Mr. Jones has not yet weighed in on the insurers’ most recent requests, he is pushing for a state law that will give him that authority. Without legislative action, the state can only question the basis for the high rates, sometimes resulting in the insurer withdrawing or modifying the proposed rate increase.

The California insurers say they have no choice but to raise premiums if their underlying medical costs have increased. “We need these rates to even come reasonably close to covering the expenses of this population,” said Tom Epstein, a spokesman for Blue Shield of California. The insurer is requesting a range of increases, which average about 12 percent for 2013.

Although rates paid by employers are more closely tracked than rates for individuals and small businesses, policy experts say the law has probably kept at least some rates lower than they otherwise would have been.

“There’s no question that review of rates makes a difference, that it results in lower rates paid by consumers and small businesses,” said Larry Levitt, an executive at the Kaiser Family Foundation, which estimated in an October report that rate review was responsible for lowering premiums for one out of every five filings.

Federal officials say the law has resulted in significant savings. “The health care law includes new tools to hold insurers accountable for premium hikes and give rebates to consumers,” said Brian Cook, a spokesman for Medicare, which is helping to oversee the insurance reforms.

“Insurers have already paid $1.1 billion in rebates, and rate review programs have helped save consumers an additional $1 billion in lower premiums,” he said. If insurers collect premiums and do not spend at least 80 cents out of every dollar on care for their customers, the law requires them to refund the excess.

As a result of the review process, federal officials say, rates were reduced, on average, by nearly three percentage points, according to a report issued last September.

In New York, for example, state regulators recently approved increases that were much lower than insurers initially requested for 2013, taking into account the insurers’ medical costs, how much money went to administrative expenses and profit and how exactly the companies were allocating costs among offerings. “This is critical to holding down health care costs and holding insurance companies accountable,” Gov. Andrew M. Cuomo said.

While insurers in New York, on average, requested a 9.5 percent increase for individual policies, they were granted an increase of just 4.5 percent, according to the latest state averages, which have not yet been made public. In the small group market, insurers asked for an increase of 15.8 percent but received approvals averaging only 9.6 percent.

But many people elsewhere have experienced significant jumps in the premiums they pay. According to the federal analysis, 36 percent of the requests to raise rates by 10 percent or more were found to be reasonable. Insurers withdrew 12 percent of those requests, 26 percent were modified and another 26 percent were found to be unreasonable.

And, in some cases, consumer advocates say insurers have gone ahead and charged what regulators described as unreasonable rates because the state had no ability to deny the increases.

Two insurers cited by federal officials last year for raising rates excessively in nine states appear to have proceeded with their plans, said Carmen Balber, the Washington director for Consumer Watchdog, an advocacy group. While the publicity surrounding the rate requests may have drawn more attention to what the insurers were doing, regulators “weren’t getting any results by doing that,” she said.

Some consumer advocates and policy experts say the insurers may be increasing rates for fear of charging too little, and they may be less afraid of having to refund some of the money than risk losing money.

Many insurance regulators say the high rates are caused by rising health care costs. In Iowa, for example, Wellmark Blue Cross Blue Shield, a nonprofit insurer, has requested a 12 to 13 percent increase for some customers. Susan E. Voss, the state’s insurance commissioner, said there might not be any reason for regulators to deny the increase as unjustified. Last year, after looking at actuarial reviews, Ms. Voss approved a 9 percent increase requested by the same insurer.

“There’s a four-letter word called math,” Ms. Voss said, referring to the underlying medical costs that help determine what an insurer should charge in premiums. Health costs are rising, especially in Iowa, she said, where hospital mergers allow the larger systems to use their size to negotiate higher prices. “It’s justified.”

Some consumer advocates say the continued double-digit increases are a sign that the insurance industry needs to operate under new rules. Often, rates soar because insurers are operating plans that are closed to new customers, creating a pool of people with expensive medical conditions that become increasingly costly to insure.

While employers may be able to raise deductibles or co-payments as a way of reducing the cost of premiums, the insurer typically does not have that flexibility. And because insurers now take into account someone’s health, age and sex in deciding how much to charge, and whether to offer coverage at all, people with existing medical conditions are frequently unable to shop for better policies.

In many of these cases, the costs are increasing significantly, and the rates therefore cannot be determined to be unreasonable. “When you’re allowed medical underwriting and to close blocks of business, rate review will not affect this,” said Lynn Quincy, senior health policy analyst for Consumers Union.

The practice of medical underwriting — being able to consider the health of a prospective policy holder before deciding whether to offer coverage and what rate to charge — will no longer be permitted after 2014 under the health care law.

Fiscal cliff bill extends tax relief for struggling homeowners facing foreclosure | Katonah NY Real Estate

foreclosure sign
The fiscal cliff agreement reached Tuesday will extend a tax exemption for distressed homeowners. Without the extension of a 2007 law, mortgage debt forgiven in foreclosure, loan modifications or short sales would have been considered taxable income. The Associated Press

Expiring tax exemptions for homeowners facing foreclosure, a relatively uncontroversial response to the foreclosure crisis that had lingered for months on Congress’ to-do list, will be extended in the fiscal cliff deal approved late Tuesday.

Debt canceled through a foreclosure, a short sale or a loan modification on a primary residence was considered taxable income until 2007’s Mortgage Forgiveness Debt Relief Act. Under the fiscal cliff bill passed by Congress and awaiting the president’s signature, that forgiven debt will remain untaxed for another year.

Without an extension, short sales and loan modifications would have come with an increased tax burden on an already struggling homeowner. That would likely have pushed more to fight foreclosure, dragging out the impact of the foreclosure crisis on the housing market.

Don McCredie, a principal broker with Realty Trust Group in Lake Oswego, spent the last days of the 2012 shuttling paperwork for a short sale that closed the day after Christmas. The seller, he said, would have backed out if the increased tax burden took effect.

“If this didn’t close by the end of the year, he wasn’t going to take a chance,” he said. “They seemed really concerned about having to pay taxes on the bank’s losses.”

Meanwhile, despite renewed interest in short sales among both struggling homeowners and banks, fewer have been coming across his desk in recent weeks (though that’s also a seasonally slow period for home sales).

“I would be willing to bet some people are holding off,” he said.

The act now expires Jan. 1, 2014. The relevant bit of legalese:

SEC. 202. EXTENSION OF EXCLUSION FROM GROSS INCOME OF DISCHARGE OF QUALIFIED PRINCIPAL RESIDENCE INDEBTEDNESS.
(a) IN GENERAL.—Subparagraph (E) of section 108(a)(1) is amended by striking ‘‘January 1, 2013’’ and inserting ‘‘January 1, 2014’’.

(b) EFFECTIVE DATE.—The amendment made by this section shall apply to indebtedness discharged after December 31, 2012.

Pending Sales of Existing U.S. Homes Climb for Third Month | Katonah Homes

Pending home sales rose for the third month in November, a sign of the housing recovery’s resilience in the face of fiscal threats facing the U.S.

The index of pending home sales climbed 1.7 percent to 106.4, the highest reading since April 2010, after a revised 5 percent gain in October, the National Association of Realtors reported today in Washington. The median forecast in a Bloomberg survey called for a 1 percent advance.

Dec. 27 (Bloomberg) — Robert Shiller, a professor at Yale University and co-creator of the S&P/Case-Shiller index of property values, talks about the outlook for the U.S. housing market. He speaks with Sara Eisen on Bloomberg Television’s “Surveillance.” (Source: Bloomberg)

Dec. 27 (Bloomberg) — James Lockhart, vice chairman of WL Ross & Co., talks about the outlook for the residential real estate mortgage market and the so-called fiscal cliff of automatic tax increases and spending cuts. Lockhart speaks with Sara Eisen, Mike McKee and Alix Steel on Bloomberg Television’s “Surveillance.” (Source: Bloomberg)

Low borrowing costs and stable prices are drawing homebuyers three years after a recession triggered in part by a collapse in housing prices. Fewer foreclosures are coming onto the market, easing concerns that values could fall.

“Housing is building some momentum,” Ryan Sweet, a senior economist at Moody’s Analytics Inc. in West Chester, Pennsylvania, said before the report. “There is a growing perception that now is a good time to buy. Prices are starting to tick up, mortgage rates are still rock-bottom and the job market has shown some signs of improvement.”

Another report today showed the economy picked up in December. The MNI Chicago Report’s business barometer rose to 51.6 in December, a four-month high, from 50.4 in November. A reading of 50 is the dividing line between expansion and contraction.

Shares Drop

Stocks slumped, sending the Standard & Poor’s 500 Index lower for a fifth day, amid concern talks between President Barack Obama and Republican lawmakers may not yield a budget deal by the year-end deadline. The 500 Index fell 0.6 percent to 1,408.99 at 10 a.m. in New York.

Estimates for pending home sales in the Bloomberg survey of 35 economists ranged from a 2.7 percent drop to an increase of 6 percent.

Three of four regions showed a gain last month, including a 5.2 percent increase in the Northeast and a 4.2 percent advance in the West. Sales contracts were little changed in the South.

Pending sales are considered a leading indicator because they track purchase contracts in advance of actual transactions, which are tabulated a month or two later. Existing or previously owned homes account for more than 90 percent of the housing market.

Sales of existing homes reached a three-year high in November, rising 5.9 percent to a 5.04 million annual rate, the Realtor group reported last week.

Sales Climb

New-home sales, also logged when contracts are signed, rose 4.4 percent in November to a 377,000 annual pace, the highest level since April 2010, the Commerce Department reported yesterday.

Property values, too, are picking up. The S&P/Case-Shiller index last week showed home prices rose 4.3 percent in October from a year earlier, the biggest 12-month advance since May 2010.

Record-low borrowing costs have helped fuel demand for would-be buyers who qualify for financing. The average rate on a 30-year, fixed-rate mortgage was 3.35 percent this week, according to Freddie Mac. A late November reading of 3.31 percent was the lowest in data going back to 1972.

Federal Reserve policy makers this month expanded asset purchases in a continuing bid to reduce unemployment and spur growth. Chairman Ben S. Bernanke has said that tight credit availability remains a concern to the housing market.

Stronger Traffic

Homebuilders are taking advantage of strong demand and tight inventory by breaking ground on new communities and raising prices. Toll Brothers Inc. (TOL) and KB Home (KBH) are reporting stronger traffic at their sales offices.

“New demand is now being created due to increased urgency to take advantage of incredible affordability as prices are now on the rise,” KB Home Chief Executive Officer Jeff Mezger said on a Dec. 20 earnings call. “While it’s been a few years in the making, housing is becoming a bright spot for the economy and the industry is once again positioned to play its historical role of being a job creator and leading the national economy into a full recovery.”

America’s economy: Over the cliff? | Katonah Realtor

BEN BERNANKE, the chairman of the Federal Reserve, is not known for his turns of phrase. But “fiscal cliff”—the term he coined to describe the tax increases and spending cuts that will hit America’s economy at the start of 2013 unless politicians agree to avert them—has inspired songs (“The fiscal cliff is a danger zone/It’s where grown men go when budgets are blown,” croons Merle Hazard, a satirical singer) and television comedy (Jon Stewart’s “The Daily Show” calls it “Cliffpocalypsemageddonacaust”).

There have also been more serious consequences. The shadow of the fiscal cliff has depressed corporate investment. American consumer confidence has started to wobble. Growth is slowing, perhaps to as little as 1% in the fourth quarter. Policymakers around the world are fretting: Australia’s central bank has just cut rates, citing the cliff as a worry.

These worries are understandable but overblown (see article). In the short term the risk of economic catastrophe is minimal. The real threat—and the real opportunity for Barack Obama—lies in the medium and long term.

The long and the short of it

If lawmakers do nothing, America faces fiscal tightening in 2013 worth up to 5% of GDP. That is a Greek-scale squeeze. It would not take many months for it to push the country into recession. A complete stand-off between Mr Obama and Congress would lead to disaster even sooner, for unless America’s lawmakers vote to increase the “debt ceiling” (the maximum amount of debt that the Treasury can issue) by around March, the federal government will be unable to pay its bills—including, potentially, its bondholders. The damage from a self-induced default would dwarf even that from the fiscal cliff.

However, precisely because the consequences of prolonged stalemate would be so disastrous, there almost certainly will not be one. Either towards the end of December, or early in 2013, Mr Obama and the Republicans in Congress are likely to reach an agreement that avoids most of the tax increases and spending cuts, and raises the debt ceiling. Elements of that deal are becoming a little clearer: the Republicans seem to have given in to Mr Obama and accepted that wealthier Americans will have to pay more tax, probably through both limited deductions and higher tax rates.

But there are still two big reasons for America—and the rest of the world—to worry. First, depending on the details of the deal, there could still be too great a fiscal squeeze in 2013. Second, and more important, entitlement spending is America’s biggest long-term fiscal challenge. Any fiscal deal must reform Social Security (pensions), Medicare (for the old) and Medicaid (for the poor). Mr Obama has been demanding tax increases of $1.6 trillion over the next ten years, but has offered entitlement cuts of only some $400 billion. He needs to increase the latter, to entice the Republicans into a deal and because it is the right thing to do.

America has a chance to straighten out not just its finances, but also the highly polarised politics that underpin them. Republicans believe passionately that higher taxes will wreck the economy; no Republican in Congress has voted for higher income taxes since 1990. Democrats believe equally passionately in the sanctity of health-care and pension schemes for the old. The last time pensions were overhauled was in 1983. Since then politicians have added handouts even as medical costs have soared and the population has aged. The result is a gaping, and growing, fiscal hole. America’s underlying “structural” budget deficit is almost 7% of GDP. Among rich countries, only Japan’s is bigger.

Since the financial crisis America’s ideological stand-off has, as it happens, produced sensible short-term fiscal policy. The United States cushioned its recession with stimulus and, by keeping fiscal policy loose, has supported the recovery. With many other rich countries tightening further and faster, that did the world a service.

In today’s weak recovery the same logic holds. With bond yields near record lows America need not, and should not, tighten policy too fast. Some tightening in 2013 is both expected and manageable. Most forecasters expect around 1.5% of GDP, as measures that were always designed to be temporary, such as the payroll-tax cut, expire. But there is a danger that a minimalist deal would result in too big a squeeze. An agreement that extended tax cuts only for the middle-class, for instance, would imply a tightening of some 3% of GDP in 2013. That is too fast.

To preserve the recovery, a deal must be less draconian. It should focus on long-term entitlement reform rather than short-term cuts. That is good politics, since overhauling entitlements is a Republican priority. And it is good economics. Spending on the old will rise faster in America than in most other rich countries. That is partly because Europe’s austerity plans have already delivered some fairly tough pension reforms, but mainly because America’s health-care costs are so high and rising fast.

A big deal

Mr Obama has the opportunity to fix this and to reform entitlements—something that has eluded every president since Ronald Reagan. The combination of his re-election and the fiscal cliff has forced the Republicans to show some flexibility on increasing the tax take. That victory has given Mr Obama leverage over the left of his own party. If he uses it to force real change, from lower indexation of pension payments to tougher means-testing of health-care benefits, he will transform America’s long-term fiscal outlook.

So far the president has shown lamentably little boldness, arguing that pensions should not be part of any deal and that health-care costs can be controlled by reducing payments to providers, such as hospitals (as opposed to cutting benefits). In private, things may be different. Mr Obama is said to want a big deal that not only averts the fiscal cliff but sets America on a sustainable fiscal course. Such a deal is within his reach. He should grasp it.

Katonah real estate sales up 100% – Prices down 15% | RobReportBlog

Katonah real estate sales up 100% – Prices down 15% |  RobReportBlog

Katonah NY Real Estate Report  – last six months

2012  Sales

40             homes sold

$640,000   median sales price

$382,500   low price

$1,726,000  high price

2663         ave. size

$294         ave price per foot

164           ave dom

96.27%     ave. sold to ask

$759,650   ave. sold price

End Fannie Mae and Freddie Mac Now: Menendez–Boxer Bill Not the Solution | Katonah Realtor

It is time to end Fannie Mae and Freddie Mac. For over four years, Congress has failed to start the process of phasing out the two failed mortgage finance giants and replace them with a private-sector mortgage finance system. Most of the time, opponents used the excuse that housing markets were just too weak to do anything that might delay the housing recovery, leaving both entities to languish under the control of the Federal Housing Finance Agency (FHFA).

Instead, some in Congress and the Obama Administration have focused on a series of generally unsuccessful efforts to enable borrowers whose homes are now worth less than they owe to refinance the loans.[1] Undeterred by the underperformance of these programs, several Senators have decided to try again. Senate Majority Leader Harry Reid (D–NV) is expected to schedule Senate consideration in the lame-duck session of another refinancing bill by Senators Robert Menendez (D–NJ) and Barbara Boxer (D–CA).

As with past efforts, their approach would be a policy mistake. Congress should skip the sideshow and move instead to the main event of ending Fannie Mae and Freddie Mac.

Rationale for Mass Refinancing Is Ending

Driven by housing activists, Congress, and the executive branch, government agencies have focused on encouraging lenders to refinance underwater mortgages since mid-2007. Supporters justified their approach by noting that falling housing prices made it virtually impossible for borrowers to reduce the loans to a point where the worth of their houses would equal the amount that they owed. This has led many homeowners to simply walk away from their obligations, leaving their houses to be repossessed and further lowering property values in the area.

However, most of these programs have actually helped only a relatively small number of borrowers.[2] A recovering market with gradually rising prices will do much more to enable underwater borrowers to return to building equity. And there are firm signs that the long-awaited housing recovery is well underway, which would further obviate the need for mass refinancing.

In the third quarter, median sales prices increased over those of last year in 120 of 149 metropolitan areas,[3] with prices increasing an average of 5 percent over those of a year ago, the largest 12-month gain since July 2006. In addition, inventories are shrinking, with only 2.32 million existing homes available, a 20 percent drop from the same period in 2011, while the national median price of a single-family home has risen by 7.6 percent over the past 12 months.