RE/MAX Advanced Archives - Fort Collins Homes

Leverage Investment Property With A 1031 Exchange

When you sell an existing investment property, you’ll pay capital gains on any appreciation, as well as the depreciation recapture.

In 1031 exchanges, one income property is swapped for another and the gain transfers from the former property to the newer property, allowing your investment to grow tax
deferred.

As an investment property owner, you can exchange for a vacation or future retirement home.

Requirements of a 1031 exchange
Here are seven primary 1031 exchange rules to keep in mind:

1. The investment property being sold and the property being acquired must be similar, or like-kind.
2. 1031 exchanges only apply to business or investment properties, not personal property.
3. The replacement property must be of equal or greater value.
4. For a tax-free exchange, you can’t receive “boot” which is cash or other property added to an exchange to make the value of traded goods equal. While partial exchanges of a newer, but lesser value property, are allowed, you will pay capital gains tax on the difference or “boot”.
5. The titleholders of both properties in the exchange must be identical.
6. After selling the property currently owned, you have 45 days to identify up to three potential like-kind replacement properties.
7. The replacement property must be received and exchanged within 180 days after your original property is sold.

There are currently no limits to how many times you can conduct a 1031 exchange. Even if subsequent swaps produce a profit, you can defer paying taxes until you sell for cash.

Only business or investment properties are eligible for a 1031 exchange, including vacant lots, apartment buildings, commercial properties, and even single-family residences you rent out to tenants.

A property you use solely for personal use, such as your primary residence, does not qualify.

Buying a vacation home with a 1031 exchange
You can invest the proceeds of a likekind exchange into a vacation rental home by meeting these requirements:

During the first two 12-month periods after the exchange:
• You must rent the property for 14 days or more per year.
• You must limit personal use to not more than 14 days per year and no more than 10% of the days rented.

Rental rates must be at fair market value. Renting it to a family member for $1 per night would count as personal use.

You can also sell your current vacation home through a 1031 exchange as long as the rent and occupancy requirements for the two years preceding the sale are
met.

After meeting the requirements of the first two years of ownership, then you are free to stay as often as you’d like without further requirements.

Buying a retirement home with a 1031 exchange
The rules during the first two years of acquiring your future retirement home require that your personal usage not exceed 14 days, and the property is rented
for 10 times the number of personal use nights: at least 14 days per year.

Additional rules apply to converting a rental property acquired in a 1031 exchange to a primary residence.

Be sure to consult your attorney and tax advisor to determine if a 1031 is right for you.

Contact me to discuss a vacation or future retirement home investment with or without a 1031 exchange!

I’ll help you find an out of area REALTOR® as well!

Source: https://www.vacasa.com/buy-vacationhome/1031-exchange

What’s Ahead For Housing In The Next 5 Years?

No one has a crystal ball and we can’t be certain what the future holds for any investment asset. There’s always the potential for something completely
unexpected.

Even so, it makes sense to look to the future for some guidance as to the impact on our finances.

This is particularly true for the housing market. For many people, buying a home is the single largest purchase they’re ever going to make. It takes
years of saving and planning, which is why looking into the future is a good idea.

It might work out differently than you’d expected, but having a plan in place at least means you’re taking steps in the right direction, regardless of the actual
outcome.

So what does the future hold for the housing market?

1 Year
With the recent mortgage rate hikes, the housing market is expected to soften over the next year.

According to data from Freddie Mac, the average interest rate on a 30 year fixed mortgage in December was 7.08%. One year earlier, that same average rate was below 3%.

A 30 year mortgage of $300,000 at a rate of 2.98% results in a monthly repayment of $1,262. That same mortgage at a rate of 7.08% equates to $2,012, or an increase of $750 per month.

This massive difference has a major impact on first time home buyers or would-be movers, suggesting that property prices could fall 5 to 10% over the next 12 months in the United States.

3 Years
By late 2023, prices nationally are expected to level off and remain relatively flat until mid 2024.

This aligns with Fed chairman Jerome Powell’s suggestion that the interest rate cycle is likely to last longer than had originally been anticipated, peaking just under 5% at the end of 2023.

As mortgages remain expensive, home buyers are likely to hold off on their purchases, further slowing the market.

By the middle of 2023, the housing market can be expected to stabilize.

Into 2024 and 2025, a gradual rebound of house prices is predicted with values creeping up towards the end of the period.

5 Years
While looking forward five years is challenging, the overall long term outlook is positive.

A drop in price growth over the coming year is expected followed by a leveling out in 2024 and then a subsequent period of relatively strong growth, providing an average yearly return of low to mid single digits over the next five years.

Lawrence Yun, chief economist for the National Association of REALTORS®, predicts 15% -25% total price growth across the US over the next five years.

The main issue impacting housing affordability isn’t going to be the changes in the value of properties, it will be the increased cost for the mortgages required to buy them.

Long term, homeownership generally provides consistent returns above the rate of inflation. It’s never a straight line, but with real estate, that’s historically been up.

Source: Forbes.com

Understanding Inflation and Mortgage Rates

This year, inflation reached a high not seen in forty years. The average consumer felt
the pinch at the gas pump and in the grocery store. It has also impacted the ability
of some buyers to save money to buy a home.

When the inflation rate was higher than expected in late summer, concerns about
recession were fueled, prompting the Federal Reserve’s decision to raise the Federal
Funds Rate in late September.

Fortune magazine explains:
“As the Federal Reserve moved into inflation-fighting mode, financial markets quickly put
upward pressure on mortgage rates. Those elevated mortgage rates … coupled with skyhigh home prices, threw cold water onto the housing boom.”

The Rise of Mortgage Rates
In light of growing economic pressures, the average 30-year fixed rate mortgage
recently surpassed 6% for the first time in well over a decade.

The mortgage rate increases this year are the big reason buyer demand has pulled
back in recent months. As rates rose, so did the cost of buying a home and some
buyers were priced out of the market.

Looking Ahead
The relationship between inflation and mortgage rates is simple.

When inflation is low, mortgage rates tend to be lower. When inflation is high, rates
tend to be higher.

Sam Khater, Chief Economist at Freddie Mac, commented:

“Mortgage rates remained volatile due to the tug of war between inflationary pressures and
a clear slowdown in economic growth. The high uncertainty surrounding inflation and
other factors will likely cause rates to remain variable…”

Bottom Line
Rising inflation and higher mortgage rates have had a clear impact on housing.
Contact me for insights on the latest trends in the housing market and what they
mean for you.

www.keepingcurrentmatters.com

How To “Buy” A Lower Interest Rate

It’s no secret that buying a house is an expensive undertaking. While interest rates have recently increased, there’s actually something you can do to ensure your mortgage payments are more manageable. By paying more money upfront, you can lock in a lower interest rate on your mortgage.

What is a rate buydown?

Buydowns are easy to understand if you think of them as a mortgage payment subsidy.

Buydown funds can subsidize the loan payments during the first years of the mortgage, resulting in a temporary lower monthly payment, or reduce the interest rate for the life of the loan. This lower payment may allow you to qualify more easily for your mortgage.

The costs associated with the buydown are negotiated with the lender and often paid at the time of closing.

Because mortgage rates may continue to rise in 2022, the buydown method can be a useful tactic to offset rate hikes.

Buyers

Home buyers can pay upfront fees to the lender to obtain a lower interest rate for the first few years of the loan, or the entire loan term, depending on the buydown structure.

Sellers

Sellers can also pay to buy down a buyer’s interest rate as an incentive to purchase their home. A seller concession is negotiated in the contract for the amount of funds needed to accomplish the buydown on behalf of the buyer.

Builders

Like sellers, builders may also offer to pay the costs to buy down the buyers’ interest rate. Builders offer these incentives to entice buyers to purchase properties in their newly built communities.

Is a buydown right for you?

Whether it makes sense to choose a buydown when buying a home can depend on several factors:
• The interest rate for which you qualify
• The amount you could save in interest over the loan term
• Your estimated future income
• How long you plan to remain in the home.

Buydowns require paying more money upfront so you can save money in the long run. Therefore, buydowns are more beneficial if you intend to own the home for an extended period of time.

Not every mortgage is eligible for a buydown. For example, you can’t use a buy-down to purchase an investment property or for a cash-out refinance.

Let’s talk about how an interest rate buydown could help you purchase your next home!

Sources: investopedia.com, rocketmortgage.com & dailynews.com

Signs of Market Easing

While inflation, interest rates and talk of a global recession have real estate markets in flux, there are also signs of market easing.

Affordability
Lawrence Yun, National Association of REALTORS® chief economist, recently testified on Capitol Hill concerning the current real estate market. Yun’s main points included:
• The inventory crunch will continue to chip away at affordability and sideline more buyers.
• Though growth in home prices is slowing, a nationwide decline is unlikely.
• While the potential for weaker sales may help increase housing inventory in some markets, it won’t be enough to ease affordability constraints.

Research commissioned by the National Association of REALTORS® indicates a national deficit of 6 million housing units. This decades-in-the-making phenomenon has helped sustain year over-year price growth for a record 124 consecutive months, according to NAR housing reports.

In his Capitol Hill comments, Yun said, “This affordability crunch is felt most acutely as we move down the income scale and by minority households… That is why housing supply must be addressed to moderate gains in home prices and rents.”

Home Prices
Higher mortgage rates and an increase in housing supply are factors that typically put downward pressure on home prices. But the market continues to be quite resilient, and costly In June, the national median listing price for single-family homes was $450,000, up 16.9% from the same time last year and more than 31% from
June 2020, according to Realtor.com.

With homes nearing half a million dollars, some buyers have stepped back from the market.

Mortgage applications dropped to the lowest level at the end of June, marking the biggest slump in 22 years, according to the Mortgage Bankers Association (MBA).

Despite some homes with higher list prices showing signs of extended time on the market, the overall lack of inventory is still leading to price gains. “Even after
reductions, prices are still higher compared to one year ago and much higher compared to before the pandemic,” Yun indicates.

Inflation And Interest Rates
Inflation eased slightly in July, which could bode well for the housing market in the months ahead, says Yun. Yun notes that interest rates, which had been consistently in the 4% to 5% range in the decade preceding COVID-19, hovered near record lows of around 3% throughout much of 2020 and 2021.

Consumer price inflation showed signs of deceleration in early summer.

Could the worst of sky-high inflation be behind Americans? Yun thinks so. By midsummer, gasoline prices began to decline, and there was more production of
apartments and single-family homes.

Yun predicts that consumer prices will pull back, encouraging the Federal Reserve policy to be less aggressive, resulting in lower mortgage rates.

The 10-year Treasury yield in mid-August stood at 2.7%. “That should translate into 30-year mortgage rates pulling back to under 5%,” Yun says. Some recent potential
home buyers who were pushed out of the market may then be able to qualify for a mortgage and a new home.

Inventory And Market Easing
There are bright spots in the market, such as gradually increasing inventory, which is good news for consumers.

Market trends point to a shift towards a more healthy market where both sellers and buyers have advantages.

Homebuyers are finding more selection and a little more time to make decisions. Sellers are adjusting to having their home on the market longer, and pricing their
home to align with the current market.

With so many variables affecting the current real estate market, let’s talk about how to accomplish your goals with your next home purchase or sale!

Sources: magazine.realtor, www.globeandmail.com, www.forbes.com