5/9/24 – Tax Deduction Monthly Happy Mother’s Day to all you moms out there! I know it’s early, but you probably won’t hear from me otherwise. One of the things that I pride myself on is the detail in which I explain things to clients, but it only sometimes registers. With interest rates still being on the high side, we talk quite a bit about interest deductions on a mortgage, but clients see the full payment, which is the only thing a client gets back before they sell. It may not seem like a lot, but people buying their owner-occupied residence with a $750K mortgage or higher will get to write off the interest on their taxes and get a refund at the end of the year! So, if a buyer makes $200,000 annually, they will only pay taxes on $148,000, and that last $52,000 is not taxable. If that buyer is single, it will save them about $14,700 in taxes by buying the house. If they are married, it will save them about $12,400 in taxes. OK, this sounds great, but a big refund a year and a half from now doesn’t help the average buyer pay their mortgage. We suggest they increase their dependents to bring home more money monthly. We cannot do this, but we tell them to talk with their HR or go into their payroll account at work and increase their dependents until they bring in $800 if married to $1000 if single additional every month to help with the mortgage. We leave a little cushion there, but that money goes a long way in helping a buyer with their monthly payment. Below is what we send to our clients, and I call this the “True Cost of Homeownership!” This assumes a $950 Price with 20% down, and remember that only $750K is tax deductible. I am using a 6.75% rate, assuming the client is single and makes 200K annually. In the above scenario, you are paying off $7908 in the first year of ownership, which will increase annually. You can also write off about $50,625 in interest on your taxes, which will likely put an additional $14,400 back in your pocket from your tax return at the end of the year. Check with your Accountant to confirm. Property values have increased by about 5.6% on average over the past 70 years, and if property values go up by just 4% per year, then the above property will increase by $38,000.00 each year. So if all of the above holds, your payment will be $6318 – you will pay off $699, you will receive $1200 as a monthly tax refund, or you could increase your dependents on your paystub and receive some or all of that money now. Your appreciation will be $3166.00 monthly. If all holds, the true cost of buying the above property is $1253.00 + HOA monthly. I am available the rest of the week and all weekend if you need anything. Let me know if you have any questions or if someone is interested in buying a property! My cell is 661-714-6258, and my office line is 661-260-2970 ext. 2222. My direct line is 661-291-2222. When you text, text (661-714-6258) or email me at Mike@AugustaFinancial.com. But wait, there’s more! Condo Change? I was told by a good source that Cornerstone at Copperhill has good insurance again! Sierra Glen Condos – We are being told they are GOOD TO GO AGAIN!!! YAY!!!! Scenic Hills is working on their Insurance issues! Still issues in Scenic Hills, see below! These next 4 are interesting – They are new construction and lost their Fannie Mae approvals. They could all be fine, but a new project that doesn’t not have Fannie approval can be an issue. Calla and Rowan – 27513 Illumination – Fannie Mae Approval expired – New Construction. Orchid at Valencia – 27033 Open Sky Place – Fannie Mae Approval Expired Cassia and Jasmine – 26949 Winding Trail Court – Fannie Mae Approval Expired Lantana at Valencia – 27034 Hummingbird Lane – Fannie Mae Approval Expired Here is what it takes to get a loan on a New Construction Condo: A project for which one or more of the following is true is not financeable with a normal conventional loan without Fannie Mae Approval: Fewer than 90% of the total units in the project have been conveyed to unit purchasers (or 80% if it meets the exception noted in the row above); The project is not fully completed, such as proposed construction, new construction, or the proposed or incomplete conversion of an existing building to a condo; The project is newly converted; The project is subject to additional phasing or, annexation; or HOA is still in the developer’s control. Condo / Townhome – issues we know of now. Properties can be financed with 10% down and are considered NON-WARRANTABLE: American Beauty Condos – The brown ones – Insurance – 50 Mil in coverage for 748 units is not nearly enough! American Beauty Gardens: 19% delinquency on special assessments due. 19% are 60 days or more late! We can do with 5% down, but others can’t! American Beauty Village: On Fannie’s List. Per Fannie, this project needs critical repairs and may have conditions such as material deficiencies and significant deferred maintenance. This project’s master insurance policy deductible exceeds the allowable limit Bouquet Canyon Village is on Fannie’s list! Per Fannie – This project’s master insurance policy coverage does not meet the requirements Bridgewater, Emeryville - On Fannie’s list! Brookside Walk – Insurance – Cabrini Villas, Burbank - On Fannie’s list! Calla and Rowan – 27513 Illumination – Fannie Mae Approval expired – New Construction. See Blog on 5/7/2024 Canyon Village – Reserves and 10% of the dues not going to reserves! Canyon Oaks – Insurance On Fannie’s list! Casa Marabella – 13951 Sherman Way, Van Nuys -On Fannie’s list! Cassia and Jasmine – 26949 Winding Trail Court – Fannie Mae Approval Expired. See Blog on 5/7/2024 Cornerstone – Insurance -On Fannie’s list! Creekside – ??? We don’t know Encino Oaks – 5460 White Oak Ave – On Fannie’s list! Lantana at Valencia – 27034 Hummingbird Lane – Fannie Mae Approval – expired. See Blog on 5/7/2024 Liberty Canyon HOA – 27409 Country Glen Road, Agoura Hills, CA- On Fannie’s list! Madison at Towne Center – Litigation – We can do with 5% down, but others can’t! Mariposa: On Fannies List. Per Fannie Mae – This project’s master insurance policy coverage does not meet the requirements. Orchid at Valencia – 27033 Open Sky Place – Fannie Mae Approval Expired. See Blog on 5/7/2024 Penn Court HOA – 4201 Pennsylvania Ave La Crescenta On Fannie’s list! Princessa Estates – has $8200 in Reserves, and they are voting on an assessment in May! Rainbow Sierra Terrace – On Fannie’s Naughty List – This project’s master insurance policy is not written to Replacement Cost Value. See Selling Guide Sec. B7-3-03, Master Property Insurance Requirements for Project Developments. Scenic Hills – Insurance – On Fannie’s list! This project’s master insurance policy coverage does not meet the requirements in Selling Guide Sec. B7-3-03, Master Property Insurance Requirements for Project Developments. Shadow Ridge – Oak Park – Insurance -On Fannie’s list! Sherman Way Condos – 17900 Sherman Way Reseda – On Fannie’s list! The District Community Association – 19533 Cardigan Dr, Northridge – On Fannie’s list! Treana - Stevenson Ranch: On Fannie’s list! Per Fannie, this project needs critical repairs and may have conditions such as material deficiencies and significant deferred maintenance. Valle Di Oro- On Fannie’s list! Per Fannie Mae, this project contains timeshare, fractional, segmented, or split ownership units or other arrangements (such as mandatory rental pooling, shared interest apartments, or community apartments) restricting the unit owner’s ability to occupy the unit. Vista Del Canon – Insurance is too low, UGH! Walnut Gardens II – 7320 Lennox Ave Van Nuys CA – On Fannie’s list! Warner Center Condos – 5515 Canoga Ave, Woodland Hills, CA – On Fannie’s list! West Creek Condos and Townhomes: On Fannie’s List. Per Fannie, this project’s master insurance policy coverage does not meet the requirements in the Selling Guide! Please let me know if you hear anything new on condos or townhouses. Interest rates were off a bit yesterday but better today! Stop spending, and let’s get these rates lower! LOL! 12-day escrows if your buyer is pre-approved - Conventional / FHA / Jumbo / Bridge We do loans in all states, so call me with anything you need. Government Loans (FHA / VA/ USDA) are in the high 5’s and low 6’s Conventional Loans up to $766,550.00 are in the high 6’s and low 7’s High Balance Loans $766,550.01 – $ 1,149,825.00 are in 7’s Jumbo loans above $1,149,625 are in 7’s Bank statement loans - They are available with 10% down again! 7’s to 9’s depending on down and credit score. Profit and Loss Statement loans- You don’t need bank statements, just a profit and loss statement! No income qualifier – 40% down with reserves! In the 8’s! 0 down loans are in the high 7’s – 660 credit score min right now, up to $793,000.00. Private Money lenders - Hard Money Loans – 35% down! No Ratio Loans 30% down DSCR – Debt Service Coverage loans with as little as 15% down Bridge Loans - typically 7.99% with limited fees – and they get you where you need to go! 0 down California Dream for all Equity Share – Registration April 3 to April 29, 2024 3/2/1 Buydowns 2/1 Buydowns and 1/0 Buydowns are available at great start rates! Interest rates are subject to change without notice! The above are LA County Loan Limits. I am still available all weekend if you need anything. Let me know if you have any questions or if someone is interested in buying a property! My cell is 661-714-6258, and my office line is 661-260-2970 ext. 2222. My direct line is 661-291-2222. When you text, text (661-714-6258) or email me at Mike@AugustaFinancial.com. Have a great day and an even better tomorrow! Please call me when you have a client who needs to borrow! Mike Meena President | Loan Officer Click to Call or Text: (661) 714-6258 This entry has 0 replies Comments are closed.
