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        <title>Real Estate Blog</title>
        <link>http://www.viprealestate.com/blog/</link>
        <description></description>
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            <guid>http://www.viprealestate.com/blog/existing-national-home-sales-see-positive-activity.html</guid>
            <link>http://www.viprealestate.com/blog/existing-national-home-sales-see-positive-activity.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Existing National Home Sales See Positive Activity</title>
            <description> <![CDATA[ 
It looks as if the National Association of Realtors (NAR) has some positive news to share: Existing home sales are predicted to increase 7 to 10 percent in 2012, which will be the highest level in five years. The NAR made this prediction after experiencing an “uneven but higher sales pattern” the first few months of this year.


The NAR predicts that existing home sales will total 4.65 million in 2012; that’s an increase of 9.1 percent from 2011.


Although pending homes sales fell about one-half percent from January to February, overall sales were up 9.2 from the same time a year ago, according to the NAR’s Pending Home Sales Index. Existing homes sales are enjoying the same kind of increase, as they were up 8.8 percent during the same time. Pending home sales are important to follow alongside existing home sales, as they may indicate completed home sales within the next few months.


The Northeast area of the country really saw an impressive increase, with sales up 18.4 in January, compared to a year earlier, as well as the Midwest, which experienced a 19 percent gain during the same time. Homes sales in the South, although rather sluggish when compared to other areas of the country, saw an increase of 7.8 during the same time.


With the good news on the real estate front, now may be the time to consider listing your home. Here are a few considerations to keep in mind if you are debating a move:




With home sales on the rise, you may have more activity on your home. This may mean you could potentially sell your home in less time and for more money.






 Low interest rates may make moving into a new home – or upgrading into a large home – more affordable than ever. It is best to talk with a local lender about preapproval before listing your home so you can determine if selling and upgrading may be in your financial future.






 Talk to a local real estate agent about activity in your local market. Although home sales are up in nearly every part of the country, it is still best to consult with a professional regarding recent activity in your city or town.






 Before deciding whether or not to sell, ask a local realtor to provide you with a fair market value on your property. A professional realtor should be able to give you an approximate listing price for your home based on the home itself, the comparables, and the area in which you live. Often times, it is the value of the home that determines whether it is financially sensible to sell now.






 Take care of any home improvements or renovations now so that your home can better compete with similar homes on the market. Taking care of the small details will allow your home to show better and possible sell faster and for more money, so take the time to make your home ready to sell.


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            <pubDate>Thu, 03 May 2012 08:59:38 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/where-the-global-homebuyers-are-flocking.html</guid>
            <link>http://www.viprealestate.com/blog/where-the-global-homebuyers-are-flocking.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Where the Global Homebuyers are Flocking</title>
            <description> <![CDATA[ 
The U.S. may still be struggling its way out of a recession and real estate lull, but many investors from all over the world are snatching up U.S. properties at bargain-basement prices. Although most parts of the country are not appealing to foreign investors, there are a number of large markets that are quite appealing and plenty of real estate that’s incredibly attractive. This usually means tourist areas, where sun and fun and beautiful beaches can be found.


The San Diego-based real estate data analysis company, DataQuick, has identified the top 10 markets where foreign homebuyers are buying U.S. properties:


1. Lakeland-Winter Haven, Fla.


2. Cape Coral-Fort Myers, Fla.


3. Orlando-Kissimmee-Sanford, Fla.


4. North Point-Bradenton-Sarasota, Fla.


5. Miami-Fort Lauderdale-Pompano Beach, Fla.


6. Phoenix-Mesa-Glendale, Ariz. 7. New York County, N.Y. (Manhattan)


8. Honolulu, Hawaii.


9. Tampa-St. Petersburg-Clearwater, Fla.


10. Las Vegas-Paradise, Nev.


The results were calculated using the percentage of homes sold from May 20011 to January 2012 that had a foreign mailing address on the property deed for the buyer.


So, who is the foreign buyer?




 Foreign buyers accounted for 7.7 percent of the U.S. homes sales in March 2011. The total sales of existing homes during this time was $1.07 trillion, with foreign buyers accounting for $82 billion of those sales (up from $66 billion in 2010, according to the National Association of Realtors).






There are two main groups of foreign buyers: the first group has a permanent residence outside the U.S., while the second group is recent immigrants of less than two year who hold temporary visas in the U.S. for more than six months.






 Many U.S. real estate companies have gone global, with international websites marketing to foreign buyers. Just a few of the companies that are now setting their sights on the foreign investor include Realtor.com and Re/Max.






 The majority of foreign-bought existing home sales in March 2011 (58 percent) were located in four states: Florida (31 percent), California (12 percent), Texas (9 percent), and Arizona (6 percent). The other major states in terms of foreign buyers during that time were: New York, Hawaii and Nevada.






 Although international buyers come from dozens of countries, the largest percentage of buyers came from the following countries: Canada (23 percent), China (9 percent), the United Kingdom (7 percent) and India (7 percent). Mexico, France and Germany each accounted for between 4 and 7 percent of foreign buyers.






 The NAR survey revealed that only 37 percent of foreign buyers intended to use their purchase as a primary residence. About 28 percent of foreign buyers intended to use their purchase as a vacation home for family and friends, and about 16 percent said their purchase was for investment.






 According the NAR, most foreign investors in U.S. real estate recognized their purchase as a “secure and/or “profitable” investment. Most also said they wanted to purchase in a “desirable location.” Many international buyers see purchasing a home in the U.S. to be a safe purchase and a safe haven for their money, particularly in countries where economic and political uncertainty is commonplace.






 Most places desired by international investors are deemed desirable areas to vacation, often boasting warm climates, pretty beaches and an international ambience. As such, most areas chosen by international investors are tourist attractions.


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            <pubDate>Thu, 26 Apr 2012 11:07:04 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/why-buying-makes-more-sense-than-renting-in-some-us-markets.html</guid>
            <link>http://www.viprealestate.com/blog/why-buying-makes-more-sense-than-renting-in-some-us-markets.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Why Buying Makes More Sense than Renting in Some U.S. Markets</title>
            <description> <![CDATA[ 
With today’s historic-low interest rates and real estate more affordable than it has been in years, now may be the time to consider whether it makes sense to rent anymore.


In fact, according to data collected by Trulia’s Rent vs. Buy Index, which gathers information on asking prices for rental units and homes across the country, it is now more affordable to buy than rent in a whopping 98 out of the 100 largest metropolitan areas in the country. Even the largest markets of New York, Los Angeles and Boston are kinder to home buyers than renters.


Homeownership is More Affordable than Ever


Rent prices continue to rise across the country or, at the very least, remain stagnant, while homeownership is becoming more affordable than ever. Although this news is great for many individuals, it can cause trouble for renters who are unable to purchase a home. In addition, higher rents mean that they may have less money to set aside for the down payment on a home, thereby leaving them in a predicament that leaves them going nowhere fast.


Lower Vacancies Equate to Higher Rent Prices


The number of buyers unable to purchase a home means that the demand for renting becomes greater and rent prices increase. A lower rent supply equates to rising rents, which compounds the problem for renters. The median national rent is currently at $712 per month, while the average monthly mortgage payment is just $647. Industry experts expect that decreased vacancies in the home rental market will continue to push rent prices higher, and most expect rent prices to increase by as much as 5 percent by 2013.


Only in two cities is renting cheaper than buying: San Francisco and Honolulu. In general, it is the areas where homes are most expensive in areas that have greater long-term economic growth and less area to build new homes, such as Boston and the San Francisco Bay area. Home prices, therefore, in these areas are expected to increase faster over time than other areas.


Areas where buying is usually always cheaper than renting are typically those areas of slow growth, high vacancy rates and plenty of land to build new homes, like Detroit and Cleveland. As such, homes prices in these areas are unlikely to improve anytime soon.


 Consider your Housing Options


First It is important to understand the advantages and disadvantages to both buying and renting when considering your housing options. Consider the vacancy rates in the area, the rent prices, the rate at which rent prices are rising, and the area’s long-term growth. It is also important to consider the benefits of homeownership, such as investment and tax benefits, as well as current interest rates, as this could ultimately affect whether or not you are able to purchase a home that will save you money over renting. Finally, consider where home values are heading in the area of choice, as this will ultimately determine whether buying a home is a good long-term investment
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            <pubDate>Tue, 17 Apr 2012 13:33:06 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/why-it-pays-to-concentrate-on-the-kitchen.html</guid>
            <link>http://www.viprealestate.com/blog/why-it-pays-to-concentrate-on-the-kitchen.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Why it Pays to Concentrate on the Kitchen</title>
            <description> <![CDATA[ 
When selling your home, you may begin to wonder what exactly will catch the eye of potential home buyers. Although, of course, this may differ from buyer to buyer, there is one area of the home that you simply can’t go wrong remodeling or sprucing up for sale. And that’s the kitchen.


Kitchens today are where the family gathers. It is, in fact, the heart of the home and it has the ability, time and time again, to sell a house.


Today’s kitchens must represent today’s buyer, and they must have the wow factor. They must be a place to entertain, to unwind, and to spend a family meal together. They must have superb finishes, high-quality appliances, and plenty of cabinetry. They often play just as big of a role as the family room or great room, and many of today’s homes are therefore built with these two important rooms of the home side by side, in an open floor plan concept.


Although the kitchen is the place to spend your money when it comes to renovations, it is also important to understand that they can also be the most expensive rooms to renovate. From natural stone countertops to beautiful floor tiles and custom cabinetry, a kitchen has many parts to consider; none of which are very budget-friendly.


So, you have a kitchen you want to remodel before selling, but you don’t where to start or where to spend your money. What do you do?




 Hit up some open houses and get familiar with what today’s homes offer in terms of kitchens and kitchen amenities. You can start by looking at open houses in your price range, as this will give you the best idea where to start in terms of your kitchen remodel. Is custom cabinetry a constant, and what type of countertops is usually installed? Do homeowners prefer higher-end kitchen appliances, or are basic appliances found? Pay close attention to these details because these are the houses which you will be competing against.






 Look at the photos and videos in your local MLS. Many real estate companies will post pictures, virtual home tours and videos of properties for sale, so it is quite easy to take a look at what these homes are offering in terms of kitchens. Again, it is important to make sure to look at homes in your price range, as you don’t want to spend too much money on a kitchen remodel that you won’t see a return on when you sell.






 Think about special features that will attract buyers. Just some of the special items you may want to put into your kitchen remodel include: a wine chiller, a warming tray, a garbage disposal, track lighting, a high-end faucet or decorative lighting. If you want to renovate your kitchen to set your home apart from others in your price range, consider adding a few special features that will attract attention, but not break the bank. You can often get plenty of inspiration from visiting your local home improvement store!


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            <pubDate>Thu, 05 Apr 2012 11:00:13 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/credit-standards-relaxing-for-home-buyers.html</guid>
            <link>http://www.viprealestate.com/blog/credit-standards-relaxing-for-home-buyers.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Credit Standards Relaxing For Home Buyers</title>
            <description> <![CDATA[ 
Loosening credit standards may be coming to the rescue for home buyers everywhere. Most economists agree that the one overriding factor why home sales haven’t rebounded in many parts of the country is because lenders are still making it too difficult for many homeowners to secure home loans.


Although the average credit score needed to secure a home loan currently hovers around 700, which is where it has been for some time, more banks are loosening up their standards in other areas, such as how much money they will lend borrowers. Banks, in fact, are lending amounts of up to three and a half times the salary to borrowers (for example, if you make $50,000, you can expect to be approved for a loan of up to $175,000, although this amount may vary depending on a number of other factors, as well).


Banks are also loosening their standards when it comes to loan-to-value ratios, which is one of the largest factors when it comes to improving mortgage credit conditions. Just a couple years ago, loan-to-value ratios stood at about 74 percent, while today the average loan-to-value ratio is closer to 82 percent.


It still pays to note, however, that some home buyers are still struggling to meet the standards of today’s lenders. In November, for example, Capital Economics noted that 8 percent of contract cancellations were due to buyers not qualifying for a home loan.


Although credit standards are looser than they were a year or two ago, it is important to note that the credit industry, in general, is still much more selective when it comes to approving home loans than before the recession. Because of this, it is important to understand what you need to do to secure a home loan in today’s market:




 Pay your bills on time – Your credit score is made up of several factors, but the largest one is simply your ability to pay your bills on time. Some borrowers are shocked to discover that they possess a low credit score because, although they made every attempt to pay their car notes and credit cards on time, they neglected other bills, such as student loans and utility payments. Remember that all bills are important in the eyes of creditors, and neglecting to pay even your water bill can cause your credit score to plummet.






 Keep your debts down – Even if you pay your bills on time, each and every month, you could still end up with a less-than-desirable credit score because of the amount of debt you carry. Commonly referred to as your debt-to-income ratio, it is a number calculated by a lender and by the credit reporting agencies when determining your credit score. The more debt you have in relation to your income, the lower your credit score may be. Because of this, it is important to pay off such debts as car notes and credit cards, as these are often considered “bad” debts, in relation to student loans, which are often considered “good” debts. The more debt you burden yourself with, the more cautious banks will be when it comes to lending you more money and adding to your debt load.


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            <pubDate>Wed, 04 Apr 2012 10:42:03 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/austin-february-2012-statistics.html</guid>
            <link>http://www.viprealestate.com/blog/austin-february-2012-statistics.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Austin February 2012 Statistics</title>
            <description> <![CDATA[ 



Austin real estate market continues to show momentum with 9th month of year-over-year increases in sales volume Austin Board of REALTORS® releases February 2012 real estate statistics AUSTIN, Texas – March 20, 2012 – According to the Multiple Listing Service (MLS) report released today by the Austin Board of REALTORS®, 1,283 single-family homes were sold in the Austin area in February 2012, which is 16 percent more than February 2011. During the same time period, the median price for Austin-area homes was $195,000, three percent more than the same month of the prior year.


Leonard Guerrero, Chairman of the Austin Board of REALTORS®, commented, “For nine months in a row, Austin has seen year-over-year increases in sales volume. In addition, we also saw a modest increase in the median home price in February 2012, which could indicate more competition among buyers for a shrinking inventory of homes.”


In February 2012, the Austin market had 4.2 months of inventory, 1.5 months less than February 2011. In addition, the market featured nine percent more new listings, 20 percent fewer active listings and 25 percent more pending sales in February 2012 compared to the prior year. On average, homes spent 86 days on the market in February 2012, 12 days less than February 2011. February 2012 Statistics




1,283 – Single-family homes sold, 16 percent more than February 2011.






 $195,000 – Median price for single-family homes, three percent more than February 2011.






 86 – Average number of days that single-family homes spent on the market, 12 days less than February 2011.






 2,538 – New single-family home listings on the market, nine percent more than February 2011.






 6,862 – Active single-family home listings on the market, 20 percent less than February 2011. · 1,926 – Pending sales for single-family homes, 25 percent more than February 2011.






 4.2 – Months of inventory* of single-family homes, 1.5 months less than February 2011.






 $324,906,920– Total dollar volume of single-family properties sold, 22 percent more than February 2011.




The following sections describe trends in other sectors of the Austin real estate market.


Townhouses &amp; Condominiums


The volume of townhouses and condominiums (condos) purchased in the Austin area in February 2012 was 122, which is 15 percent more than February 2011. In the same time period, the median price for condos was $176,000, ten percent more than February 2011. When compared to the same month of the prior year, these properties spent 26 percent less time on the market, or an average of 84 days.


Leasing


In February 2012, 1,104 properties were leased in Austin, which is one percent more than February 2011. The median price for Austin-area leases was $1,250, or four percent higher than the same month of the prior year.


* The inventory of homes for a market can be measured in months, which is defined as the number of active listings divided by the average sales per month of the prior 12 months. The Real Estate Center at Texas A&amp;M University cites that 6.5 months of inventory represents a market in which supply and demand for homes is balanced.
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            <pubDate>Thu, 29 Mar 2012 10:15:23 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/why-an-internet-savvy-realtor-may-be-your-dream-realtor.html</guid>
            <link>http://www.viprealestate.com/blog/why-an-internet-savvy-realtor-may-be-your-dream-realtor.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Why an Internet Savvy Realtor may be your Dream Realtor</title>
            <description> <![CDATA[ 
You’ve taken the appropriate steps, did all your research, and spruced up your home until it sparkles. Think you’re done preparing for the sale of your home? Well, you are, provided you’ve found a realtor who is Internet savvy. In fact, an Internet savvy may just be your dream realtor. And here’s why:




An Internet savvy will get your property in front of buyers – Because the predominant trend with today’s buyers is their move toward the Internet, it is now more important than ever to make sure your realtor – and the real estate firm for which he or she works – is Internet savvy. In short, when buyers search for homes on the Internet, an Internet savvy realtor will make sure your property pops up every time.


An Internet savvy realtor will save you time – An Internet savvy realtor will make sure your home appears at the top when buyers search for homes for sale in your area on the Internet, thereby allowing your home to see more action and sell quickly.


An Internet savvy realtor will understand the market conditions – An Internet savvy realtor will likely have a deep understanding of the local market conditions and adjust your home’s marketing strategy to adjust these conditions – which likely includes Internet marketing. Hiring the services of a qualified real estate agent is a smart decision when the local real estate market is in a state of flux.


An Internet savvy realtor will provide expert advice – Selling your home can be a daunting experience, so it always pays to have the experience and know-how of a savvy realtor on your side. From preparing your home for sale to marketing your home and negotiating a final sales price, a knowledgeable realtor with Internet marketing savvy can potentially save you thousands of dollars and months of hassle.


An Internet savvy realtor will boast personal marketing tools – Although working for a real estate firm with a strong Internet presence is important for the Internet savvy realtor, so is maintaining a personal web presence. From having a personal website to establishing him or herself as an expert in the field through guest blogging, many of today’s Internet savvy realtors understand that Internet marketing success begins with them.


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            <pubDate>Wed, 21 Mar 2012 16:10:01 -0500</pubDate>
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            <guid>http://www.viprealestate.com/blog/how-to-reduce-stress-by-hiring-a-great-realtor.html</guid>
            <link>http://www.viprealestate.com/blog/how-to-reduce-stress-by-hiring-a-great-realtor.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>How to Reduce Stress by Hiring a Great Realtor</title>
            <description> <![CDATA[ 
Home buying is a stressful experience. And this statement is often repeated, ad nauseam, by home sellers everywhere. So, what can you do to ease the stress when selling your home? The short answer is: by hiring a great realtor.


Here are just a few of the ways a great realtor can reduce stress during your home selling process: 


A great realtor will have a deep understanding of your goals (and a strategy for meeting these goals).


A seller’s realtor should ask questions and listen carefully when discussing a home seller’s goals. Selling a home isn’t a one-size-fits-all approach, and an experienced realtor will understand this. As such, your realtor should come to the table with a personalized marketing strategy for your home, based upon a number of factors, including your personal need and wants, as well as current market conditions. 


Agreat realtor will understand the importance of the Internet to both buyers and sellers.


The Internet is the source for most home searches, so a realtor who understands the importance of the Internet when selling your home is always a good sign. If your realtor has a strong Internet presence and is able to get your home in front of as many buyers as possible, you will have a much better chance selling your home; which of course will mean less stress for you! It is important to not only make sure your realtor is keen to the importance of the Internet, but that the real estate firm for which he or she works also has a strong Internet presence. 


A great realtor will understand how the real estate market operates – and adjust your selling strategy accordingly. A great realtor will be one who has enough experience to determine market fluctuations, changes and variations and will fine-tune his or her marketing strategy to reflect these circumstances. Your realtor should constantly keep an eye on market conditions and report back to you so you can be kept in the loop at all times. In particular, he or she will update you on current listings, recent sales and expired listings and take this information into consideration when pricing and marketing your home.
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            <pubDate>Mon, 20 Feb 2012 10:30:38 -0600</pubDate>
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            <guid>http://www.viprealestate.com/blog/austins-recreational-activities-abound.html</guid>
            <link>http://www.viprealestate.com/blog/austins-recreational-activities-abound.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Austin’s Recreational Activities Abound</title>
            <description> <![CDATA[ 
There are plenty of Austin areas to watch in 2012 and plenty of reasons why Austin continues to be popular destination for Texas families.


In addition to its strong housing market and increasing job market, Austin has become a highly desirable area in which to reside. But Austin has become desirable not only for its real estate, but for its bountiful supply of outdoor beauty and recreational activities.


Here are some of our favorites: 


Austin Nature and Science Center Located within Zilker Park, the Austin Nature and Science Center is where Austin visitors and residents can explore all things natural. The Austin Nature and Science Center, which was established in 1960, has provided everything from nature exhibits to education programs for adults and children of all ages.


It has developed a number of hands-on exhibits and recreational activities that are designed to increase awareness and an appreciation of the environment. Some of the exhibits found here include: wildlife exhibits, the Dino Pit, a naturalist workshop and trade counter, and the Beverly S. Sheffield Education Center.


Barton Springs Pool A hot day in Austin is never complete without a stop at the Barton Springs pool. Also located in Zilker Park, the Barton Springs swimming pool is a massive pool of nearly three acres. What makes this pool so special, however, is that it is fed by a number of underground springs. As a result, this pool enjoys a cool temperature of 68 degrees, year-round. 


Austin Parks and Recreation Department (PARD) The Austin Parks and Recreation Department, along with the City of Austin, “recognizes the importance and need for community gardens on public land.”


PARD oversees education to promote personal sustainability, to help people cultivate healthy foods and to create opportunities for community involvement. The gardens overseen by PARD promote biodiversity wildlife habitats for local species.


Downtown Parks The downtown parks of Austin are just one part of what makes Austin so special. In particular, the downtown area boasts three, historic downtown park squares and three open park areas. In addition, there are two hiking and biking trails in the downtown area. The downtown parks of Austin include: Brush Square, Republic Square, Waterloo, and Wooldridge Square.
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            <pubDate>Tue, 31 Jan 2012 14:57:00 -0600</pubDate>
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            <guid>http://www.viprealestate.com/blog/mortgage-tips-for-first-time-homebuyers.html</guid>
            <link>http://www.viprealestate.com/blog/mortgage-tips-for-first-time-homebuyers.html</link>
            <author>rs@viprealtyinfo.com (Richard Soto)</author>
            <title>Mortgage Tips for First Time Homebuyers</title>
            <description> <![CDATA[ 
 


As a first-time home buyer, you may be quite overwhelmed at the thought of obtaining a mortgage. There seems to be so many options, and the process of finding a home loan program and applying for it leaves you feeling nervous and more than stressed out! However, the mortgage process is not so intimidating if you take it one step at a time:




Consider how much money you can spend on a new home – Before you even look at your first property, consider how much of a home you can afford. It simply doesn’t make sense to waste your time and build up your hopes, only to learn that you cannot afford as much of a house as your first thought. In addition to considering a monthly housing expense, add in the cost of taxes, as well as utilities and the cost of maintaining and updating your home.


Talk to a professional - In addition to carefully reviewing your finances, now is the time to sit down with a mortgage broker and get preapproved for a mortgage for a Spring Branch property. A mortgage preapproval will accomplish a number of things: it will check your credit to make sure you can be approved for a mortgage; it will allow you to understand how much of a mortgage you can be approved for; and it will give you instant credibility among home sellers and realtors.


Consider how much money you need for a down payment – One of the biggest ways lenders have changed as a result of the recession and housing downturn of the last, few years is that they want to see down payments. If you want to be approved for a home loan with a competitive interest rate, you will likely need to come to the table with a down payment totaling between 15 and 20 percent of the sales price of the home.


Consider what type of home loan is best for you – Although the days of “no money down” home loans are gone, there are still a number of very attractive home loan programs for first-time home buyers. It is best to look into different programs, through a number of different lenders, to see which one works best for your financial situation.


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            <pubDate>Fri, 13 Jan 2012 15:09:33 -0600</pubDate>
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