Do you know about an exemption that can save you money when you sell?

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TAX TIP: The 121 Exemption When Selling Your Home

The reason to do a 1031 exchange is to avoid capital gains taxes on investment property. Almost once a week I get asked about the sale of a primary residence. When you sell your home, you have an exemption from most capital gains taxes. A great resource to get more details about that is an IRS Publication, updated annually, called Selling Your Home (Pub 245). You could go to IRS.gov to download that.

In short, there is a 121 Exemption for capital gains taxes up to $250K per individual or $500K per married couple filing jointly. You do have to have lived in the property as your primary residence for 2 out of the last 5 years, and you can only take this exemption, once every 2 years.

This has been used in a long term strategy to avoid paying capital gains on rentals by converting the property from investment to primary residence. The IRS got wise to this strategy and put some constraints on this.

It could still be part of a plan, but reach out to your tax advisor with questions and see if this is an option for you

Bankruptcy is not just for the poor

canstock7915899TEN THINGS YOU NEED TO KNOW ABOUT BANKRUPTCY

 

1. “Personal bankruptcy’s not just for the poor.”

 This nation’s worst downturn in 70 years pushed more formerly affluent people into bankruptcy than in previous recessions. Overall, bankruptcy filings have been declining since 2010 except for those with income over $60,000 per year which has doubled in the last 5 years.  Experts blame the increase on slumping real estate and job losses, which have cut deeply into professional positions.

 2. “When it comes to bankruptcy, one size doesn’t fit all.”

 No type of bankruptcy will eliminate certain kinds of obligations, like child support, alimony and most student loans. But there are differences in the way debt gets handled in personal bankruptcy, often depending on which kind you file for, either Chapter 13 or Chapter 7. And each has pros and cons. Chapter 13 allows those with regular income to repay debts over three to five years. That drags things out a bit, but it stops the foreclosure process, meaning debtors behind on their mortgage can keep their house and catch up on payments over time. Those without regular income must file Chapter 7, which involves no payment plan—all eligible debt, such as credit card balances, gets wiped out. But it’s hardly a free pass.  Chapter 7 doesn’t stop foreclosure, so banks can still take the homes of debtors behind on a mortgage. How do you know which form is right for you? Bankruptcy law is complex, and certain provisions vary from state to state, so it’s important to consult with an experience bankruptcy attorney.

 3. “No one wants your house if they can’t get good money for it.”

 A common belief about bankruptcy is that it will leave you with nothing, living out of a cardboard box. But that’s not true, even in Chapter 7 cases. In theory, Chapter 7 involves liquidating a debtor’s non-exempt assets to pay creditors.  But in reality, homeowners who end up filing usually don’t have enough equity in their home to benefit creditors, either because they’ve taken out a second mortgage, the home’s value has fallen or both. In such cases, the trustee handling the bankruptcy can decide not to liquidate the home, in which case the debtor gets to keep it. Also, there’s something called the homestead exemption, which in most circumstances allows you to keep your primary residence if your equity in it is below a certain threshold. It can vary widely from state to state.  In Washington it’s $125,000.  So, unless the value of your home is greater than $125,000 more than the total of your mortgages, you will not lose your house.   But since Chapter 7 doesn’t stop foreclosure—although it tends to delay it by a few months—those behind on their mortgage often can lose their home regardless.  The bottom line is that in most cases, you can keep your house, but you must make the payments.

 4. “This could actually improve your credit score down the road.”

 Yes, bankruptcy will pummel your credit score, says Barry Paperno, consumer-operations manager for FICO, the company that develops the credit scoring formula used by the three major credit bureaus. Yet bankruptcy can be less damaging in the long run than juggling late payments on credit cards for years in a bid to postpone the inevitable. Bankruptcy stays on your credit report for 10 years, but you can begin repairing it immediately, if gradually. The fact is, most people go bankrupt with lousy credit. They’ll be able to return to (and maybe surpass) their pre-bankruptcy FICO score more quickly than the rare debtor with pristine credit who needs to file bankruptcy after, say, a serious illness—which could mean a credit score drop of 150 points or more. Since 35 percent of one’s credit score is based on payment history, the further consumers get from any missed payments, the more their score improves.  How to quicken the recovery? Establish new credit as soon as possible, either through a new credit cards or car loan.  Keep in mind that bankruptcy filers will have to pay higher interest rates.

 5. “Debt-settlement firms may do more harm than good.”

 Debt-settlement firms offer to play hardball with creditors and whittle outstanding balances by up to 75 percent. They bill their services as an alternative to bankruptcy, but in many cases they can hurt more than they help. Debt-settlement firms are unregulated, for-profit entities that require regular payments before taking any action on a consumer’s behalf. This business model works squarely against the debtors’ interests. They get fees every month, so they have no incentive to settle with creditors as fast as possible In fact, you don’t need a middleman to negotiate with creditors. But, most debtors don’t have the “time, stamina or desire” to do it themselves. Either way, you’ll owe taxes on any amount saved on your debt. (That’s right: The IRS considers forgiven debt taxable income.) Debt erased as part of bankruptcy, by contrast, isn’t taxed

 6. “Don’t settle with Mom first or fudge the condo in Boca.”

 Many debtors naturally want to pay back friends and family before filing for bankruptcy. Yet that can be a big mistake. Any money repaid to “insiders”—including relatives, friends and acquaintances, or business partners—within a year of bankruptcy is recoverable by the trustee. If the recipient doesn’t voluntarily return it, the trustee has the power to sue. A more serious infraction involves trying to hide assets from the court. So don’t even think about giving your Harley to your brother—or selling it for cheap—to protect it from creditors. Bankruptcy filers must list everything they’ve sold, transferred or given away over the past two years. And nothing can be transferred, given away or sold for less than market value. I recall a case where the debtor failed to disclose an inheritance.  The Trustee discovered the omission through probate court records.  As a result of the deception, the debtor lost the inheritance (much of which he could have exempted had it been disclosed), and was denied a discharge, allowing creditors to come after him again.  Finally, he was investigated by the United States Trustee for perjury and bankruptcy fraud.  Fortunately for him, he was not indicted. 

 7. “Better save up before you file.”

 Lawyers in Chapter 7 cases generally request payment up front; otherwise, their fees would be discharged during the bankruptcy process along with other debt. (In Chapter 13, lawyers’ fees become part of the payment plan.) These fees average $1,500, depending on the complexity of the case. The Bankruptcy Court also charges filing fees of $306 for a Chapter 7 and $281 to file a chapter 13. 

 8. “Just because your bills stop coming doesn’t mean you shouldn’t pay them”

 Not only does filing for bankruptcy stop collection calls, but most bills stop coming too. That’s because an “automatic stay” prohibits collection actions against the debtor or his property. But that doesn’t mean debtors are suddenly released from payment obligations for secured possessions they want to keep—that’s legal lingo for anything bought with collateral, like a car or house. During Chapter 7 proceedings, which usually last about four months, you must remember to pay for what you want to keep in the absence of a bill. (In Chapter 13, those bills are folded into the payment plan the court establishes.) Besides the house and car, secured possessions could also include an engagement ring or other jewelry. Your bankruptcy attorney will explain your options, and assist you with the requirements for a reaffirmation (continue to pay installments) or redemption (pay the creditor in cash for the value of the collateral), but if you want to keep secured items you must pay for them.

  9. “Timing is everything.”

 When you owe more than you own, or you can’t pay your bills when they become due, it’s time to consult a lawyer. But that doesn’t mean bankruptcy is necessarily the next step.  It’s often best to wait until you think the worst is over, because if you file prematurely, you’ll likely incur more debt, which won’t be included in the bankruptcy discharge. For example, those facing hospitalization may want to postpone until that’s behind them. And for Chapter 7 filers who stand to lose their home, holding off on filing can maximize the time living in the residence without making mortgage payments. To do this, wait until the eve of foreclosure to file for bankruptcy. On the other hand, there are situations, like garnishments or pending lawsuits, in which it’s best not to wait.  Those with no hope of repaying debt often have little to gain by postponing. In such cases, it’s usually better to bite the bullet sooner rather than later.

 10. “Bankruptcy doesn’t have to be the end of the world.”

 There’s nothing easy about bankruptcy. It can be especially hard for middle-class filers who face a swift and unexpected slide down the socioeconomic ladder. And those who file for medical reasons suffer the double burden of health problems and financial distress. But many people emerge from it stronger than they expected. It helps that bankruptcy has become more widespread these days, lessening its stigma.

Disclaimer~ I hope this information helps if your are needing it. I am not a bankruptcy expert nor a lawyer. This information comes from a law firm that I have referred clients too with great success.

The Home Connection Newsletter~ March is here!

March Newsletter MarchBack

Monday’s Real Estate Update

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LOCAL news 

The historic residences in Seattle’s Discovery Park that will soon be on the market have mountain and water views. I loved this place when I was a kid and will definitely be touring these homes.

Soon you’ll be able to buy one of the historic homes in Discovery Park

Snapshot of Snohomish and King County

In order below: County, New listings, total active, pending sales, closed sales, Average Price, Median Price. month of inventory and same time last year inventory. Read the full information from the NWMLS.

Snohomish 1,083 1,918 1,237 686 $341,735 $315,000 2.80 3.50
King 2,518 3,536 2,788 1,688 $487,745 $390,000 2.09 2.46

MORTGAGE & FINANCE news

 How to buy a home when you can’t afford one

There are down payment assistance programs in our state too. Just ask me and I can direct you to many that may help. Remember however there are guidelines and income requirements.

REAL ESTATE news 

Paul McCartney’s childhood home up for auction [VIDEO]

Home automation comes of age. Yes were heading towards the “Jetsons” age.

FOR FUN

Meeting the World’s first luxury tiny house. I am not sure about these they look like a trailer to me. Thoughts?

The Home Connection January 2015

It has come to my attention that the January Newsletter did not auto send as it was suppose too. I apologize here it is and some great stuff to check out. I can say however  “The Eye on the Market” side Wow I am a busy girl! My partner lender just told me she secured a client of mine 3.75% on a home loan and she and I are excited at how much this is going to save families wanting to buy. Is 2015 your year? If so let me know and lets get you started!

January 2015

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Great news for those who had a bankruptcy

 Short and Sweet Real Estate News

 

The economy was very tough a few years back and I have met many that went through some very hard times but now have made their way back are financially stable, secure and ready to move on and plant roots again. It was so hard to have to tell these potential home buyers that unfortunately they were not able to purchase a home and had to wait. 

But there is now some great news!!  

You are no longer held to the 7 year foreclosure wait requirement!

There is of course still waiting requirements but they are more lenient.

  • 4- Years from Chapter 7 and Chapter 11 Bankruptcy Discharge
  • 2 years from Chapter 13 Bankruptcy Discharge or 4 years from Chapter 13 Bankruptcy Dismissal

 VA Short sales- Now 1 year from completion was 2 years

Fannie Mae Short Sales– 4 Years from completion date

FHA– 3 Years from completion

USDA– 3 Years from completion date

As always check with your lender as these are only guidelines and different banks, brokers and mortgage companies will have some of their own programs.

I hope this helps and brings some families closer to their dream of owning a home again.

http://www.snohomishcountyhomesinc.com

 

 

 

Western Washington housing market stability continues

Western Washington housing market stability continues

Modest gains in sales, prices

Kirkland, WA – September 4, 2014

“Stability” seemed to characterize the direction of Western Washington’s housing market during August, according to new figures from Northwest Multiple Listing Service.

Both the volume of sales and prices rose slightly from a year ago, although both indicators slipped somewhat from July. MLS members also reported a modest year-over-year increase in inventory, but the number of new listings added to the selection during August was the smallest since April.

“What we are seeing now with the market is a moderated growth in appreciation, a normalizing of sales volume, and continued health overall,” declared MLS director George Moorhead, the owner and designated broker at Bentley Properties in Bothell. “It is not a call for alarm,” Moorhead emphasized, describing it as “just a balancing and adjusting of a healthy market.”

MLS members reported 9,342 pending sales across the 21 counties served by the Kirkland-based organization. That marks a 3.1 percent gain over the year-ago total of 9,065 mutually accepted offers. Eleven counties reported increases in pending sales during August compared to the same month a year ago.

Commenting on inventory, MLS board member Dick Beeson said the pace of activity in the South Sound has slowed, “and that means buyers have to keep a keen eye out for good bargains in areas they have been scouting.” Beeson, a principal managing broker at RE/MAX Professionals in Tacoma who oversees offices in four counties, said sellers are more in the driver’s seat than they were earlier in the year. “It’s not a mad-rush sellers’ market,” he reported, but added, “buyers are realizing they must act in a timely manner to compete.”

At month-end buyers could choose from 27,060 active listings – about 2.4 percent more than the inventory of a year ago when there were 26,433 properties in the MLS system. The total at the end of August included 10,054 new listings that were added during the month, down slightly from the year-ago figure of 10,172. Last month’s total number of new listings was the smallest total since April.

System-wide, there is just under 3.5 months of supply, but that average varies widely among the counties served by Northwest MLS. King County, with only about two months of supply, has the tightest inventory. Four-to-six months of supply is considered a balanced market between buyers and sellers.

“We continue to have a shortage of homes for sale in King County – one of the best housing markets in the nation,” noted J. Lennox Scott, chairman and CEO of John L. Scott Real Estate. He credited “fantastic job growth, foreign buyers and very favorable interest rates” as factors in creating a backlog of buyers.

Through eight months, MLS figures show the number of closed sales is outpacing the same period a year ago by a slim margin (115 units). MLS members reported 7,775 closed sales during August, slightly below the year-ago total of 7,841 (down 0.84 percent) and the previous month’s total of 7,878 completed transactions.

Year-over-year prices for single family homes and condominiums that sold last month rose about 1.6 percent compared to a year ago, increasing from $283,000 to $287,500. Despite the system-wide increase, five counties reported declines in median prices for sales that closed in August compared to 12 months ago (Grant, Jefferson, Kitsap, Okanogan, and Pacific). Seven counties had double-digit increases.

In King County, the median selling price was $398,000 for a 1.4 percent gain from the year-ago figure of $392,500. According to MLS statistics, the sales price in August matched the figure for May, but slipped from the figures for June ($410,000) and July ($425,000).

Single family homes (excluding condos) had a median selling price of $299,950 area-wide, up 2 percent from a year ago when it was $294,000.

In King County, the median sales price for single family homes that sold during August was $437,000; a year ago it was $430,000.

“The current trend for strong pending activities and solid closed transaction numbers should keep the confidence level steady,” remarked Darin Stenvers, chairman of the board of directors at Northwest MLS. “Buoyed by low mortgage rates, buyers should remain optimistic about their new home purchases late into 2014,” he added.

Stenvers, the branch manager at John L. Scott in Bellingham, expects the balance of 2014 will remain at a slow and steady pace of appreciation, which should help distressed sellers. “Sellers should reevaluate the market as they may be surprised at the current values,” he suggests.

The recovering market is also boosting activity for home improvement contractors and subcontractors, Stenvers noted. “Sellers are able to afford to improve their homes prior to marketing them, or buyers are undertaking reasonable remodels shortly after closing,” he reported.

Northwest Multiple Listing Service, owned by its member real estate firms, is the largest full-service MLS in the Northwest. Its membership includes more than 21,000 real estate brokers. The organization, based in Kirkland, Wash., currently serves 21 counties in Washington state.

Click here for Statistical Summary by Counties: Market Activity Summary – August 2014, and 4-County Puget Sound Region Pending Sales

Short and Sweet Real Estate news

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INFO THAT HITS US WHERE WE LIVE… We all want to be the best and help make the housing market the best it can be. Housing took a big step ahead in July as Housing Starts blasted ahead 15.7% to an annual rate just over one million units. Starts are now up 21.7% over a year ago, with strong gains in the past year for both single family starts, up 10.1%, and multi-family, up 44.7%. New Building Permits zoomed up a nice 8.1% in July, also to a just over one million annual rate. Versus a year ago, single-family permits are up almost 4%, multi-family up just over 14%.

Monthly Housing Starts can be volatile, so let’s look at the 12-month moving average. It’s at its highest level since October 2008. Also nice to see, the total number of homes under construction (but not finished) is up 2.9% in July and up 22.8% from a year ago. No wonder the National Association of Home Builders confidence index is up two points in August, to its best read since January. More good news came with Existing Home Sales up 2.4% in July to a solid 5.15 million unit annual rate. Best of all, inventories have been growing for 7 months now and are 5.8% higher than a year ago.

30-year mortgage rate falls to 4.1%, a 2014 low!!!!

DID YOU KNOW?… The oldest surviving houses are in Turkey, in a Neolithic settlement built around 7500 B.C. People entered these mud-brick homes through a hole in the ceiling that also provided ventilation for the fires within.

BUSINESS TIP OF THE WEEK… It’s not about what you get, it’s about what you give. Focus on giving your clients more and the rewards will follow.

Sneak Peak coming soon Foreclosed properties!!

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 4 Beds, 3 Baths | 1,770 sq. ft. | Single-Family- Marysville

Very Elegant Home, 4 Bedroom, Vaulted Ceilings, Skylight And Pantry In The Kitchen With Breakfast Bar, His And Her Closets In The Master, Gas Fireplace W/ Blower

  Silver Firs Split

4 Beds, 3 Baths | 2004 sq ft. | Single-Family-Silver Firs

Superb split level in Silver Firs. 4 bedrooms, 2.75 baths with room to add another. Bright living room with fireplace. Large lower rec. room with fireplace. Over 2,000 sq. ft. of living space. Spacious kitchen with tile counter tops, hardwood floors. Large deck and yard. Fully fenced backyard with entertainment deck. Eligible for HomePath and Home Path Renovation Financing, low 5% down financing, No Mortgage Insurance fees!

 

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4 Beds, 2.5 Baths | 2,410 sq. ft. | Single-Family-Lake Stevens.

You will adore this home and its beautiful features! Kitchen has tons of counter space and plenty of cabinets to meet your cooking needs the kitchen island also provides additional prep space that you will be sure to love! You will absolutely love the fireplace in the open family room area, perfect on a chilly North West day. You will appreciate the easy floor plan of the upper level of the home where all bedrooms are located. HUGE fenced backyard is great for entertaining needs! WELCOME HOME!

August Newsletter ~ Check out the Local Happenings this month!

 

August News

 

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