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Helping you build wealth with real estate.
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This will come in handy while navigating going forward in 2024...
While seller contributions are limited to actual closing costs, you can constructively increase your closing costs to use up all available funds.
Imagine the seller is willing to contribute $7,000 to buyer closing costs but they only add up to $5,000. That's a whopping $2,000 is on the line of unused money. We don't want to leave that on the table!
In this situation, ask your lender to quote you specific costs to lower the rate. You could end up shaving 0.125%-0.25% off your rate using the excess seller contribution.
You can also use seller credits to prepay your homeowners insurance, taxes, and sometimes even HOA dues. Ask your lender and escrow agent if there are any sewer capacity charges and/or other transfer taxes or fees that you could pay for in advance. Chances are there is a way to use all the money available to you.
You can even use seller credit to pay upfront funding fees for government loan types like FHA.
All government-backed loan types allow you to prepay funding fees with seller contributions.
FHA loans require an upfront mortgage insurance payment equal to 1.75% of the loan amount. The seller may pay this fee as part of FHA seller concessions. However, the entire fee must be paid by the seller. If you use excess seller credit, but it's not enough to cover the entire upfront fee, then you cannot use the funds toward the fee.
VA loans allow the seller to pay all or part of the upfront fee (2.3%-3.6% of the loan amount). The fee counts towards VA's 4% maximum contribution rule.
USDA requires an upfront guarantee fee of 2.0% of the loan amount. The buyer can use seller contributions to pay for it.
1- You will need a signed buyer broker agreement to protect yourself.
2- Time to hone in your skills and show your value.
3- Partner up with a lender that can help you navigate and succeed in today's market.
Aundrea
NMLS 333739
702-326-7866
info@aundreabeach.com
www.AundreaBeach.com
Here's a step-by-step approach for homeowners dealing with high property taxes:
1. Understanding the Concerns: As homeowners, the weight of high property taxes can be a considerable concern. While negotiating the purchase price of a property is within one's realm of influence, the amount allocated for property taxes is, unfortunately, not negotiable.
2. Awareness of Challenge Opportunity in Nevada: In the state of Nevada, homeowners possess a specific window of opportunity to challenge their property tax assessments. This window is confined to a one-month period, commencing on December 15th and concluding on January 15th of the ensuing year.
3. Grasping the Assessment Methodology: It is pivotal to comprehend the methodology employed in determining property taxes. The Clark County Tax Assessor's website elucidates that the taxable value of real property equates to the market value of the land and the current replacement cost of improvements, adjusted for statutory depreciation.
4. Understanding Tax Rate Variations by District: Different tax districts exist within Clark County, each with its respective tax rate. Familiarization with the specific tax district pertinent to one's property is crucial. This information is obtainable from the tax bill and can be cross-referenced with the provided chart on the assessor's website, facilitating the calculation of annual tax obligations.
5. Recognition of Assessment Adjustments: Over the years, property values have been subject to fluctuations, particularly during market downturns. In response to the market crash, the Clark County Assessor conducted reassessments to align property values with the prevailing market conditions. However, discrepancies may still exist, necessitating a diligent review.
6. Validation of Property Information: Homeowners are advised to verify the accuracy of property information maintained by the assessor. Factors such as square footage, room count, and bathroom count should be meticulously scrutinized for discrepancies. Comparative analysis with neighboring properties of similar size and age can unearth potential errors in the assessor's records.
7. Determining the Property's True Worth: Relying on reputable sources and steering clear of online valuation tools, homeowners are encouraged to ascertain their property's true market value. This involves gathering comparative data of recently sold properties similar in nature, a task best undertaken with assistance from a reliable Realtor or a certified appraiser. If you need a recommendation, let us know.
8. Initiating the Appeals Process: When armed with substantiated evidence of a discrepancy between the assessed value and the property's actual market worth, homeowners should take the initiative to challenge the tax assessment. The County Assessor's office offers the necessary appeal forms, obtainable by calling (702) 455-4997. The completed paperwork must be submitted before the January 15th deadline.
9. Exploring Further Appeal Options: In the event of an initial appeal rejection, homeowners possess the option to escalate their appeal to the State Board. If this route proves insufficient, a final recourse lies in appealing to the District Court. Appeals can be initiated here.
10. Empowering Homeowners: Equipped with accurate information and a thorough understanding of the appeals process, homeowners are now empowered to navigate the landscape of property taxes effectively. Taking proactive steps to challenge unjust tax assessments is essential in upholding financial prudence and fairness in property taxation.
Seize the opportunity to ensure that your property taxes align with the true value of your home and contribute to a just tax system.
Here is the tax abatement page with Clark County for you to look over.
Ready to take charge and tackle those taxes like a pro? Seize the moment and let's get those property taxes in line! 🏠💪
To your success,
Aundrea Beach-Greco, CMPS
Licensed Mortgage Loan Officer | NMLS 333739
702-326-7866
info@AundreaBeach.com
Find me online www. AundreaBeach.com
Apply online at www.iLendLasVegas.com
Section 8 Housing Choice Voucher Homeownership Program FAQ
1. What is the
Section 8 Housing Choice Voucher Homeownership Program?
It is a HUD-funded program wherein an
eligible family receives assistance from the Housing Authority towards
the purchase of a home. Before the implementation of the
Homeownership program, an assisted family used its voucher housing
assistance towards renting a unit; now the family can use its voucher
assistance towards paying a mortgage when purchasing a home.
2. What are the
eligibility requirements?
There are
HUD requirements which all housing authorities must
use. There are also Housing Authority requirements; HUD allows
housing authorities to establish their own requirements in addition
to HUD's mandatory requirements.
HUD Requirements:
(1) Eligible
for the Section 8 Housing Choice Voucher Program.
(2) First-time
homebuyer requirements.
(3) Minimum
income requirement - annual income not less than federal minimum wage
multiplied by 2,000 hours (except disabled and elderly)
(4) Minimum
employment requirement - one or more adults who will own the home is currently
employed full-time (not less than average 30 hours per week) and has been
continuously employed during the year before homeownership assistance.
(5) No
previous default on a mortgage under the Homeownership Program.
(6) No
family member has ownership interest in a residence.
(7) Mandatory
pre-homeownership and housing counseling.
(8) Family
has entered into a Contract of Sale.
Housing Authority Requirements:
(1) Family
has had no family-caused violations of HUD's Housing Quality Standards within
the last one year period.
(2) Family
is not within the initial one year period of a HAP contract.
(3) Family
does not owe money to the HACNLV.
(4) Family
has not committed any serious or repeated violation of a
HACNLV-assisted lease within the past one year period.
3. Do
I have to be a participant in the Housing Authority's Family Self-Sufficiency
(FSS) Program?
No
- but the Housing Authority gives a preference to FSS participants who are
contributing to their escrow accounts, which means that these FSS participants
have the first chance to be offered the program. However,
if there are not enough FSS participants eligible for the program, the next
groups to be offered the program will be in the following order:
- Other families who
are participating in other self-
sufficiency programs
in other federal , state or local
agencies;
or state agencies;
- Other families
currently participating in the regular
(Rental)
Section 8 Housing Choice Voucher Program who
have been
under the program for at least two years;
- All other
applicant or participating families under the
regular (Rental)
Section 8 Housing Choice Voucher
Program.
4. How do I know
if I'm ready for homeownership?
Owning a home is a big
responsibility. It is important that you understand those
responsibilities before you look into being a homebuyer. It is a HUD
requirement that you take an approved homeownership counseling course prior to
purchasing a home. You should also first clear up any credit
problems and save enough money so you can make a down payment.
Contact a lender to see what your buying power would be and get connected with the homeownership class.
5. What kind of
paperwork is involved?
A lot. First, in order for the
Housing Authority to determine your eligibility for the program, it will be
requiring you to complete various eligibility, verification and other
related forms. Secondly, when you go through the process
of locating a home to purchase and of finding financing, any real
estate professionals and lending institution you will be working with
will require various forms for you to fill out. Also, the H/A will
need reports on your progress.
6. How much money,
at the minimum, do I have to come up with?
The program requires a minimum down
payment of three percent (3%) of the purchase price, one percent (1%)
of which must come from your own resources. There are also closing costs and
pro-rated expenses such as document fee, recording fee, title insurance,
pro-rated interest, etc. The title company which will handle your
escrow can help you estimate these costs.
7. Will the
Housing Authority help me with financing my home?
If you mean financing by means of a loan
or mortgage to purchase your home, NO – you have to obtain your own
financing from a lender. The Housing Authority will assist you in
the purchase by referring you to agencies and lenders who may have
programs that can help you with down payment and closing cost
assistance. But the Housing Authority will give your homeownership
assistance after you purchase your home.
8. Do I have to
have good credit?
You can't have bad credit if you want
to buy a home. But if you do, the homeownership counseling you
have to go through may include helping you clean up your previous bad
credit. Different lenders have different ways of evaluating your
credit.
9. Can my family
help me buy the home?
Yes, your family can assist you with your down payment or other expenses. However, under HUD regulations for this program, a non-occupying co-borrower cannot own an interest in the home; in other words, they cannot hold title to the home. This home will be used for your primary residence only.
10. Can I have a
roommate or rent a room?
No. Under the standard family
obligations for use and occupancy for the Section 8 Housing Choice Voucher
Program, no other person except members of the assisted family may
reside in the unit except for a foster child or live-in aide. Furthermore,
the family cannot sub-lease the unit.
11. What realtor or banks can
I use to assist me?
You can use any realtor or lender of your
own choosing. The Housing Authority or your homeownership counselor
cannot require you to use a specific realtor or lender. There are
many realtors and lenders in town who have expressed their interest in helping
Housing Authority clients.
But remember: your type of financing must
be approved by the Housing Authority.
12. Am I limited as to
how much I may pay for a home?
The amount you are able to pay for a home
depends on your total income and resources, Different lenders
use different methods of qualifying a prospective homebuyer. The
lender will pre-qualify you for a loan based on your income and other financial
information regarding your family. It is important that you
have this pre-qualification before you begin shopping for a home.
13. If I am
eligible only for a 1-bedroom voucher, can I buy a 2-bedroom or
3-bedroom house?
Yes, you can buy a
house whose bedroom size is larger than the unit
size that your
family qualifies for but the Payment Standard on which
your homeownership
assistance will be based will be the lower of the
Payment Standard for
the family unit size and the Payment Standard
for the size of
the home. In this case, your Payment Standard will be
based on a
1-bedroom unit not on a 2-bedroom or 3-bedroom unit. In
most cases, a
house with more bedrooms will cost more and therefore,
will have a higher
mortgage payment. So since the Housing Authority’s
assistance will be
based on a 1-bedroom unit, your portion of the
mortgage payment
will be higher for a larger size home. If you can
afford a larger
house (meaning a lender would qualify you for a larger
house at a greater
mortgage payment), then you may do so. The
limitation of
family portion to 40% of income does not apply to the
Homeownership Program.
14. Once I have
purchased a home under this program, do I have to be
recertified under
Section 8 each year?
Yes. You will still need to be
recertified. You still need to submit all the paperwork required
under the regular (Rental) program. There is a "Statement of
Family Obligations" that you will be required to sign before you begin
receiving homeownership assistance and you will need to comply with those
obligations.
15. Does the Housing
Authority need to approve the home I wish to buy?
Yes. You will be required to
submit the Purchase Agreement to the HACNLV. The unit
cannot be an "assisted unit", nor a nursing home or similar
facility, nor a dormitory or public facility. It must already
be existing or under construction at the time of the family's
eligibility. It must also be a one-unit property or a single
dwelling unit in a cooperative or condominium. Furthermore, the home
will be subject to two inspections, You have to arrange for an
independent professional inspection and the Housing Authority will also conduct
a Housing Quality Standards (HQS) inspection just like the HQS inspection under
the regular (Rental) program.
16. Is there a deadline
for me to locate and buy a home?
Yes. From the date you are
determined eligible for the program, you have six (6) months to locate a
home. After you locate a home, you have ten (10) working days to
obtain financing. From that same date, you also have ninety (90)
days to actually complete the purchase of the home. So, in total,
you have nine (9) months from the date you are determined eligible to complete
the whole process. After that period, if you fail to purchase a
home, your participation will be terminated. The Housing Authority will
then move on to other interested families and give them an equal chance to
qualify and achieve homeownership.
17. Will I be
responsible for other expenses as a result of purchasing a home?
Yes. You are responsible for
all monthly related homeownership expenses such as property taxes, insurance and association dues, if
any. You will also be responsible for repairs such as water heater
repair or replacement, air conditioning repair, plumbing repair or other
repairs as normal homeowners have to incur from time to time.
18. What can I do if I
have trouble paying my mortgage or maintaining my home?
This is one of the reasons why it is
required that you attend ongoing homeownership counseling as long as you are
assisted under this program. You must understand that once you have
purchased your home, you are responsible for the debt incurred in purchasing
it.
19. How do I make my
mortgage payments to the lender?
You will pay your portion of the mortgage
to the lender and the Housing Authority will send its portion (homeownership
assistance) directly to the lender. Or your portion and the Housing
Authority’s portion may be paid to an escrow service who will then
make the entire payment to the lender.
20. What happens if I
default on my mortgage or fail to comply with my family obligations under this
program?
Your homeownership assistance will be
terminated. You will lose your home and you will not be eligible for
homeownership assistance again.
21. How long will the
Homeownership Program assist me?
Fifteen (15) years if your mortgage is
twenty (20) years or longer; ten (10) years in all other
cases. These maximum terms do not apply to a disabled or elderly
family.
22. What happens if my
income increases and I become over-income?
Then the same rules as in the Rental
Program apply. Your homeownership assistance will be zero but you
can remain on the Homeownership program for six (6) more
months. After that, you will be terminated from the entire Section 8
Program.
23. Can I sell my home?
Yes. However, the program has
a "recapture" requirement if you sell your home during the first
10-year period. There is a formula for calculating the amount to be
recaptured. The recaptured amount decreases by 10% each year.
The program requires that a Notice of
Lien be recorded when you purchase your home and the lien is effective for 10
years. Therefore, you will not be able to sell your home without
satisfying the lien for the amount that must be recaptured.
24. What happens to my home if
I die?
HUD's regulation states: "Upon death
of a family member who holds, in whole or in part, title to the home,
homeownership assistance may continue pending settlement of the decedent's
estate, notwithstanding transfer of title by operation of law to the decedent's
executor or legal representative as long as the home is solely occupied by
remaining family members in accordance with Section 982.551(b).
In other words, questions need to be
asked: Is there a will? Are there remaining members of the
family? Are there additional owners listed on the
deed? Depending on the answers, the home may revert to those
remaining members as defined by Section 8 regulations of the family who were
residing in the home. The home may have to be sold: if no one is
able to take title and payments are not made, the home may fall into
foreclosure. One thing is important: if the homeowner dies, the
Housing Authority must be notified immediately.
25. Can
I “switch back” to the regular Rental program after I have purchased a home
under this program?
Yes, but you have to first sell your
home; this is if you are voluntarily giving up your homeownership assistance to
go back to rental assistance.
26. What if
I failed to pay for my mortgage, can I go back to the regular Rental program?
If you defaulted on an FHA-insured
mortgage, the Housing Authority is required by HUD to terminate your
homeownership assistance.
If your home was foreclosed upon, whether it has an FHA or non-FHA Mortgage, the Housing Authority will terminate your homeownership assistance.
The Housing Authority has the discretion
on whether to permit you to return to rental assistance. It will not
give you its permission if you did not cooperate with the mortgage company in
getting the house sold or getting it returned to HUD and did not move out as
you should, which made foreclosure necessary and action had to be taken to
evict you from the home. In this case, you cannot go back to
receiving rental assistance.
27. Do
the rules under the Section 8 Rental program apply to me when
I am on the Homeownership Program?
Basically, YES. For example,
if you fail to appear or supply the required information for your annual
re-examination, or if you or your family engage in crime and drug-related
activities, or if you commit fraud by not properly declaring your income, etc –
the consequences in the Rental program will still apply to you in the
Homeownership program. What would terminate a family’s rental assistance
can also cause termination of homeownership assistance. Unless
specified by HUD that a certain regulation does not apply to the Homeownership
Program, Section 8 program rules will apply to both the Rental and
the Homeownership programs.
Mortgage Advisor, CMPS
NMLS 333739
(702) 326-7866
info@aundreabeach.com