Do Savannah Home Prices Warrant a Bubble Watch?

As home prices continue to rise throughout most of the nation, sooner or later people begin to wonder whether we’ve crossed the threshold dividing undervalued from overvalued. Pundit shorthand for “overvalued” has gradually become almost synonymous with the far more fear-inducing term, “Bubble.” As with the chewing gum and soap-blowing varieties, the term can’t help but conjure up visions of the associated “Pop!”

Just worrying that we are in a home pricing bubble can cause sleepless nights and worse —  financial paralysis. As home prices in Savannah move higher, it’s natural to wonder if they are truly justified by economic fundamentals. While no one wants to be on the other side of wrong, no one wants to miss great deals on Savannah home prices, either. How to know?

Bubbles are notoriously hard to define, but to address the issue, the Trulia real estate web site has just come out with a new tool designed to assess whether today’s home prices — including those in Savannah — are overvalued or undervalued. They compare the latest prices with historical incomes, prices, and rents. 

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The first findings are reassuring. Although residential price gain percentages do rival those of the last decade’s bubble, that’s deceptive. They started from a much higher perch. The decline from 2005-2006 was steep enough that (aside from a few metro areas in California and Texas), the fundamentals show that the current gains look a lot more like a rebound than a bubble.

Trulia found that as of last month, national home prices remain undervalued by 7%. During last decade’s bubble, prices went as high as 39% overvalued. Their takeaway is that home prices remain considerably lower than they were during the last bubble.

So bubble-watchers can rejoice or rebel, but as far as we are concerned – Trulia has provided some very pleasant news. “Rebounds” bring about visions of happy kids on trampolines (and rebounds don’t pop). The news is excellent for instilling a positive national outlook, but more locally, if you’re looking for the latest information about Savannah’s home prices and activity, contact us for a no-cost, no-obligation consultation.

Options for Buying a Home After a Foreclosure Open Up

“Time flies when you’re having a good time” we hear. But time can also pass quickly for those who’ve had to go through difficult times. Case in point is a million and a half borrowers who have recently experienced the pain of a foreclosure. That’s the estimated number of those who, by this time next year, will have waited long enough to again become eligible for an FHA loan.

Anyone interested in buying a Savannah home after a foreclosure has come through a tough period. The standard waiting period for an FHA-guaranteed loan is 3-4 years following a foreclosure or short sale (though individual circumstances vary.) Now that the weeks and months have ticked by, this sizable crop of newly eligible prospective ‘boomerang buyers’ may soon find themselves contemplating the option of buying a home after a foreclosure.

Photo Courtesy of 123rf.com

That estimate of the size of the newly eligible was provided by Moody’s Analytics. Since they are key players in determining creditworthiness, it’s a source we trust. A chart of Moody’s count from the second quarter in 2011 (when their number was a mere 285,000) to next year’s second quarter 1,500,000 provides a convincingly uphill slope.

Still, being eligible to apply does not mean automatically qualifying for an FHA (or any other) loan. Success in buying a Savannah home after a foreclosure continues to depend on the same standards that always apply. After the waiting game is over, having cured credit damage will become the prime requirement.

To increase their chances of successfully buying a home after a foreclosure, Savannah prospects will have paid existing credit card and loan debts with the kind of unfailing regularity that reassures loan officers and credit analysts alike. If that hasn’t been the case, the time to begin is ASAP.

Website Zillow predicts the next most influential group of buyers will be those who are looking to buy a home after a foreclosure or short sale. Savannah residents who are among them — and who are ready to make this their turnaround season — should give us a call. We can get started with the pre-approval process!

Just Listed in Coffee Bluff Plantation

Click here to see more pictures and detailed information. Schedule a Showing Search All Homes For Sale Free List of Foreclosed Homes For Sale Homes Close to Where You Work What is Your Home Worth? Ben Farmer Ben Farmer Realty 912-692-1085 Questions? Schedule a Showing! MLS#: 109917 L2L Virtual Tours

Three Questions to Ask New Neighbors When Relocating

With more than 43 million people relocating throughout the U.S. every year, you don’t have to wait until you are surrounded by stacks of cartons to realize how important it is to make your next move the right one. If you’re buying a house in Savannah in the foreseeable future, it’s a particularly valuable idea to take the time to chat with some of your potential new neighbors.

And while you’re at it, why not bring up a few relevant questions:

Which schools are best?
School quality affects more than just property values. Especially if you have your own kids, buying a house in town is least disruptive when their new school is the best one available. You’ll make the soundest choice by comparing more than one parent’s opinion.

Is there a neighborhood watch?
You will have already aimed for the safest area possible. Now, getting involved with an active neighborhood watch can further ensure your family’s safety. When buying a house, the presence of a neighborhood watch is a good indicator of some solid community spirit…and if there isn’t one, make sure the reason is that everyone already feels secure in the area.

What events are available in town?
Buying a house means buying a home base for all your family’s activities. By asking your neighbors which local events and activities they enjoy the most, you’ll get a glimpse of the scope and depth of the cultural life that’s going to surround you. As a side benefit, just inquiring shows you as someone who is sociable — and that you’ll be a good new neighbor to have!

The simple act of reaching out in this way lets you familiarize yourself with a new neighborhood faster, and ultimately leads to a better-informed long term real estate decision. Especially if the area is new to you and your family, buying a house in town is actually a one-time opportunity to make a host of new friends. We have tons of information available for future residents. If you’re even considering buying a house in the Savannah area, don’t hesitate to call us today!

Deep Water Home on Talahi Island

Click here to see more pictures and detailed information. Schedule a Showing Search All Homes For Sale Wilmington Island Homes For Sale Homes Close to Where You Work What is Your Home Worth? Free List of Foreclosed Homes For Sale Ben Farmer Ben Farmer Realty 912-692-1085 Questions? Schedule a Showing! MLS#: 106547 L2L Virtual Tours

Part 2: What First Time Savannah Homebuyers Aren’t Told

Of all the things first time homebuyers in Savannah are told, some that turn out to be pretty important are too often overlooked. Here are four items first time homebuyers will find useful to know:

4.         Remodeling costs more than you think

You’ve found a fixer: your energy is to be applauded. But before you write that offer, if you are one of our Savannah first-time homebuyers, be certain to have penciled out the bottom line cost of bringing the home up to the standard you require to be move-in ready. You may well be able to live with some items that you will fix over time, but in all areas, budget 20% more than your estimate.  

5.         What matters is what the bank’s appraiser thinks the house is worth

Getting a loan approved isn’t as simple as having great credit and a down payment. Your offer also has to pass the bank’s approval process before they will okay the loan.

6. Getting inspected doesn’t mean there won’t be problems

Should you skip the inspection process? Absolutely not. You need to know if the home is structurally sound. But owning a home involves continuing expenses -- and problems can pop up even on Day One of ownership. Make sure you have funds set aside.

7. Buying your first house can be stressful…really stressful!

One of the absolute best pieces of advice I can give is to relax — expect the unexpected! Buying your first house is scary only if you allow it to be. Since it is all but certain that there will be ups and downs, allow the possibility that you may not get any particular house. Veteran homebuyers come to understand the cost of overly emotional involvement — when you do, too, you will be better able to roll with the punches…and to make financially sound decisions.

If you missed the first three items in my list, check back to Part 1 – or just call us! I’ll fill you in on everything Savannah first time homebuyers need to know.

7 Things No One Tells Savannah First Time Homebuyers

First time homebuyers in Savannah are told a lot of things —

“Save your money,” their parents advise.

“Location, location, location!” their friend’s friend cautions.

Reasonable advice, for certain. But there some important elements of the home buying process which a typical Savannah area first time homebuyer doesn’t usually hear. I’ve listed some of the most important ones, in no particular order:

1.                  Mortgage rates you see advertised aren’t usually what you get

The banner ads are everywhere online: “3.2% rates!” “No money down!” But the truth is, mortgage rates vary greatly. The only way you’ll know what rates you actually qualify for is to go through a complete mortgage application including credit pulls and income verification. One more point to consider: online mortgage calculators, while handy, can be deceptive if you do not factor in the real cost of tax, insurance and PMI when you’re looking at an FHA-loan. 

2.                  Every Tiny Bit of Debt Counts

Think that $1400 left on your Visa isn’t going to matter? Think again. Every iota of debt weighs in when your credit is scored. What many first time homebuyers aren’t told is that when you apply for a mortgage, nearly every element of your financial history is going to be analyzed with a fine-toothed comb. All debt will be factored in as the bank figures out how much it is willing to lend. Standards have stiffened, so the earlier you dispose of even small issues, the better.

3.                  Your Choice of Agent Makes All the Difference

Let me guess: your friend’s friend also has an agent to recommend (she carpools with his sister’s next door neighbor). There’s no reason you shouldn’t interview her: maybe that’s the right fit for you. But don’t just sign up with the first agent you find: this is a working relationship that can shape your family’s future. Your agent’s connections, experience, and market knowledge will be key — and can well make the difference between your writing an offer that gets accepted or not.

(Coming Tomorrow: Another 4!)