Northern Colorado Market Archives

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 The Federal Reserve Rate Hikes

The Federal Reserve raised the federal funds rate by 0.75 percentage point for the fourth time in early November, marking an unprecedented pace of rate hikes.

The benchmark short-term borrowing rate has been raised six times this year in an effort to cool down inflation, which is still near 40-year highs and causing most consumers to feel increasingly cash strapped.

The Fed noted in a policy statement that the “cumulative” impact of its hikes are being considered relative to determining future rate increases. Economists are hoping this
signals plans to “step-down” the pace of increases going forward, which could mean a half point hike at the December 13-14 meeting and then a few smaller increases in 2023.

What The Federal Funds Rate Means To You
The federal funds rate, which is set by the central bank, is the interest rate at which banks borrow and lend to one another overnight. Although that’s not the rate consumers
pay, the Fed’s decisions affect the borrowing and saving rates they see every day.

By raising rates, the Fed makes it more costly to use financing, causing people to borrow and spend less, effectively pumping the brakes on the economy and slowing down the pace of price increases.

“Unfortunately, the economy will slow much faster than inflation, so we’ll feel the pain well before we see any gain,” said Greg McBride, Bankrate.com’s chief financial analyst.

Already, “mortgage rates have rocketed to 16-year highs, home equity lines of credit are the highest in 14 years, and car loan rates are at 11-year highs,” said McBride.

How Higher Rates Affect Borrowers
Even though 15-year and 30-year mortgage rates are fixed and tied to Treasury yields and the economy, anyone shopping for a home has lost considerable purchasing power in part because of inflation and the Fed’s rate hikes.

30 Year Fixed Rate Mortgage Comparison For A $300,000 Loan
Dec 2021 Nov 2022
Rate / Payment Rate / Payment
3.11% / $1,283 7.08% / $2,012
That’s an extra $729 a month, an increase of $8,748 per year, and $262,440 more over the lifetime of the loan, according to LendingTree.

The increase in mortgage rates since the start of 2022 has the same impact on affordability as a 35% increase in home prices, according to McBride’s analysis.
“If you had been approved for a $300,000 mortgage in the beginning of the year, that’s the equivalent of less than $200,000 today.”

Interest rates for adjustable rate mortgages and home equity lines of credit are pegged to the prime rate, and will also eventually increase. Most ARMs adjust once a year, but a HELOC adjusts right away.

Meanwhile, consider boosting your emergency savings since savings rates have also increased. Sleep better at night knowing you have some money tucked away just in case.

Call me to discuss your options for a refinance or financing your next home!
Source: www.cnbc.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