6-8 Months to Secure Your Dream Home

01. Financial Preparedness – One of the primary reasons to start planning for a home purchase several months in advance is to ensure financial readiness. Buying a home involves various costs, including down payments, closing costs, and moving expenses. By giving yourself enough time, you can assess your current financial situation, set a realistic budget, and work towards improving your credit score if necessary. Saving money, paying off debts, and establishing a strong credit history are all crucial steps that can help you secure a favorable mortgage and increase your chances of getting pre-approved for a loan.

02. Research & Education – Real estate markets can be complex and ever-changing, so conducting thorough research and educating yourself about the process is invaluable. Starting your home buying journey early allows you ample time to explore different neighborhoods, understand property values, and familiarize yourself with the local housing market. By being proactive in your research, you can identify trends, assess market conditions, and make informed decisions when the time comes to make an offer. Moreover, you can take advantage of online resources, attend open houses, and consult with real estate professionals (like us at Sage & Cedar) to gain valuable insights into the home buying process.

03. Connecting with a Real Estate Agent – By starting your planning 6-8 months ahead of time, you can take the opportunity to connect with a real estate agent, mortgage lenders, and other industry experts. Professionals like us can guide you through the process, answer your questions, and provide valuable advice. Developing these relationships early on will allow you to establish a rapport, gain access to off-market listings, and potentially secure better deals when the time comes to make an offer.

The Importance of Early Home Buying Planning

04. Time for Pre-Approval and Mortgage Shopping – Obtaining pre-approval for a mortgage is an essential step before house hunting. Pre-approval provides you with a clear understanding of your purchasing power and strengthens your position when negotiating with sellers. Starting the process early gives you ample time to research different mortgage options, compare interest rates, and choose a lender that best suits your needs. By securing pre-approval, you can streamline the home buying process, eliminate potential financing hurdles, and ensure a smoother transaction.

05. Finding Your Dream Home – The home search process can be time-consuming, especially if you have specific requirements or preferences.During this time you can browse listings, attend open houses, and schedule viewings at your desired pace. Rushing into a decision could lead to regret or settling for a property that doesn’t meet your needs. By giving yourself sufficient time, you can thoroughly explore the market, visit multiple properties, and ultimately find the home that aligns with your budget, location, and lifestyle.

Embarking on the journey to buy a home is an exciting yet complex process that requires careful planning. By starting the planning phase 6-8 months ahead of time, you lay a solid foundation for a successful home purchase. Financial preparedness, thorough research, building relationships with professionals, securing pre-approval, and allowing ample time for the home search are all crucial elements that contribute to a smooth and satisfying home buying experience. Ready to take the leap? Visit us here to schedule a one on one buyer meeting with a Sage & Cedar professional!

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Home Warranty:

A home warranty is a service contract that provides coverage for repairs or replacements of major household systems and appliances. It acts as a form of protection against unexpected breakdowns due to normal wear and tear. Home warranties are typically purchased for a specific period, usually one year, and can be renewed annually.

Home warranties typically cover a range of systems and appliances, such as HVAC (heating, ventilation, and air conditioning), plumbing, electrical systems, water heaters, kitchen appliances, and more. When a covered item malfunctions or breaks down, the homeowner can contact the warranty provider, who will arrange for a qualified technician to repair or replace the item, usually for a small service fee

Benefits:

01. Financial Protection: Home warranties provide homeowners with peace of mind by offering financial protection against unexpected repair costs, which can be a significant relief, especially for older homes or appliances.

02. Convenience: With a home warranty, homeowners can rely on a network of pre-screened service providers, saving time and effort in finding reputable technicians. The warranty company handles the coordination of repairs, simplifying the process for the homeowner.

Limitations:

01. Limited Coverage: Home warranties have specific coverage limits and exclusions. Pre-existing conditions, improper maintenance, or neglect may not be covered. It is important to read the contract carefully to understand the terms and conditions.

02. Service Fees: While the warranty covers the cost of repairs or replacements, homeowners often have to pay a service fee or deductible for each service call, which can vary depending on the warranty provider.

Homeowners Insurance:

Homeowners insurance, on the other hand, is a type of insurance policy designed to protect the structure of your home and your personal belongings from covered perils, such as fire, theft, vandalism, or natural disasters. It is typically required by mortgage lenders and provides coverage for unexpected events that cause damage or loss to your property.

Homeowners insurance covers the physical structure of your home, including walls, roofs, and other attached structures, as well as personal belongings such as furniture, appliances, and electronics. It also provides liability coverage in case someone is injured on your property and you are legally responsible for their injuries.

Benefits:

01. Dwelling Protection: Homeowners insurance provides coverage for repairing or rebuilding your home in the event of covered perils, ensuring financial protection against significant damage or destruction.

02. Personal Property Coverage: In case of theft, fire, or other covered events, homeowners insurance can help replace damaged or stolen personal belongings, such as furniture, clothing, or electronics.

Limitations:

01. Specific Perils: Homeowners insurance typically covers specific perils mentioned in the policy. It may not cover damage caused by floods, earthquakes, or routine wear and tear. Additional coverage or separate policies may be required for such events.

02. Deductibles and Premiums: Homeowners insurance policies usually have deductibles, which means homeowners are responsible for paying a certain amount out of pocket before the insurance coverage kicks in. Premiums can also vary depending on factors like location, coverage limits, and the homeowner’s claims history.

A home warranty primarily covers the repair or replacement of major systems and appliances due to normal wear and tear, while homeowners insurance protects against specific perils that can cause damage to the structure of the home and personal belongings. It is essential for homeowners to evaluate their needs and consider both options to ensure comprehensive coverage for their valuable assets. Ready to take the next step into homeownership? Visit us here to connect with a S&C agent!

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You Don’t Need to Put Down 20% to Buy a Home

Gone are the days when a 20% down payment was the norm for buying a home. With the evolving real estate market and the advent of new financing options, potential homeowners now have more choices than ever before. Lenders understand the diverse financial situations of buyers and have developed alternatives that require a smaller upfront payment.

Lower Down Payment Options

01. Federal Housing Administration (FHA) Loans: Backed by the government, FHA loans offer down payments as low as 3.5%. This option is particularly advantageous for first-time homebuyers who may have limited savings or lower credit scores.

02. Conventional Loans: While conventional loans traditionally required 20% down, there are now options available that allow for as little as 3% down. Private Mortgage Insurance (PMI) may be required, but this allows buyers to enter the market sooner.

03. Veterans Affairs (VA) Loans: Exclusive to eligible military service members, VA loans often require no down payment, making homeownership more accessible to those who have served their country.

04. United States Department of Agriculture (USDA) Loans: Designed for buyers in rural areas, USDA loans offer low or zero down payment options to promote homeownership in underserved communities.

Down Payment Assistance Programs

Numerous down payment assistance programs are available across the country, providing financial support to qualified homebuyers. These programs, offered by state, local, and nonprofit organizations, can offer grants, loans, or deferred payment options to bridge the gap between what buyers can afford and the traditional 20% down payment.

All this to say, the notion that a 20% down payment is an absolute requirement for buying a home is no longer accurate. With the availability of various loan programs, down payment assistance options, and alternatives such as PMI, prospective homeowners have more flexibility in achieving their dreams of homeownership. By understanding these alternatives and working closely with lenders and real estate professionals, you can embark on your homeownership journey with a smaller down payment, making it more accessible and achievable than ever before. Remember, it’s always wise to consult with a mortgage professional to determine the best course of action based on your specific financial situation. When you’re ready to take that next step, visit us here to set up a buyer meeting!

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Learn about Mortgages for Teachers and Educators

What is down payment assistance? – Down payment assistance is a type of financial assistance that can help qualified buyers cover the upfront costs associated with purchasing a home. This assistance can come in the form of grants, loans, or other types of financial aid.

Who qualifies for down payment assistance? – Qualifications for down payment assistance programs vary depending on the specific program. However, many programs are targeted toward low- to moderate-income homebuyers, first-time homebuyers, and those who work in certain professions, such as education.

What types of down payment assistance are available for teachers? – There are a few different types of down payment assistance programs that are available specifically for teachers depending on your state. In Georgia, one of the programs is PEN with GA Dream! The Georgia Dream program was created to make homeownership possible for eligible low and moderate income Georgians by providing affordable financing options, down payment assistance, and homebuyer education. Potential homebuyers apply with participating lenders for Georgia Dream loans. The loans are secured or guaranteed by FHA, VA, USDA-RD or conventional uninsured loans. Borrowers must attend and complete either a homebuyer education workshop, individual housing counseling sessions, or an online homebuyer education course through E-Home America. As of February 23, 2023, the standard amount was increased to $10,000, and for PEN (Protectors, Educators, and Nurses) that amount has been increased to $12,500!⁠

More about Mortgages for Teachers and Educators

How do I apply for down payment assistance? – To apply for down payment assistance, you’ll need to research the specific programs that are available in your area and determine which ones you may qualify for. You’ll then need to fill out an application and provide documentation to support your eligibility. It’s important to note that down payment assistance programs often have limited funds available, so it’s best to apply as early as possible. Best place to start is with your local Realtor. They can point you towards the right lenders that offer assistance! 

Ready to start your home buying journey? Click here to connect with a Sage & Cedar agent!

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What the new FICO scoring system means for homebuyers

Recently, FICO, one of the largest credit scoring companies in the world, announced that it will be rolling out a new credit scoring system in 2023. This new system, called FICO 10 T, aims to provide a more accurate picture of a consumer’s creditworthiness by taking a more holistic approach to credit scoring.

So, how will the new FICO scoring system affect home buyers? Let’s take a closer look.

What is FICO 10 T?

FICO 10 T is the latest version of FICO’s credit scoring system. It will use the same 300-850 point scale as previous versions of FICO, but it will take a more nuanced approach to credit scoring.

FICO 10 T will look at trends in a consumer’s credit behavior over time, rather than just their current credit utilization and payment history. This means that if a consumer has a history of responsible credit behavior, but experiences a setback like a missed payment or a high credit utilization rate, their score may not be as negatively impacted as it would have been under previous FICO scoring systems.

Additionally, FICO 10 T will differentiate between consumers who have revolving credit (like credit cards) and those who have installment loans (like mortgages or car loans). This is designed to recognize that consumers who have successfully managed installment loans may be better credit risks than those who only have revolving credit.

How will FICO 10 T affect home buyers?

The new FICO 10 T scoring system could have several impacts on home buyers.

First, consumers who have a history of responsible credit behavior but have experienced a setback (like a missed payment or high credit utilization rate) may see less of a negative impact on their credit score under FICO 10 T than they would have under previous FICO scoring systems. This could make it easier for these consumers to qualify for a mortgage or secure a better interest rate.

Second, consumers who have successfully managed installment loans (like mortgages) may see a boost to their credit score under FICO 10 T. This could make it easier for these consumers to qualify for a mortgage or secure a better interest rate.

Third, lenders may be more willing to work with consumers who have less-than-perfect credit under FICO 10 T. This is because the new scoring system takes a more nuanced approach to credit scoring and recognizes that consumers who have had setbacks can still be good credit risks.

FICO scoring system and homebuyers

The new FICO 10 T scoring system could be good news for home buyers. Consumers who have a history of responsible credit behavior may see less of a negative impact on their credit score if they experience a setback, and those who have successfully managed installment loans may see a boost to their credit score. Additionally, lenders may be more willing to work with consumers who have less-than-perfect credit. However, it’s important to remember that credit scores are just one factor that lenders consider when evaluating a mortgage application, and other factors like income and debt-to-income ratio will also play a role in the lending decision.

Interested in starting the home buying process? Click here to connect with a Sage & Cedar agent!

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5 hidden costs of buying a home

Closing Costs

Closing costs are fees that are paid at the time of closing, which is when the sale of the home is finalized. These costs typically include fees for things like the title search, appraisal, and legal fees. Depending on the cost of the home and the location, closing costs can be significant, and can range from a few thousand dollars to tens of thousands of dollars. It’s important to budget for these costs when you’re planning to buy a home.

Moving Costs

Once you’ve purchased your new home, you’ll need to move all of your belongings into it. This can be a significant expense, especially if you’re moving a long distance or have a lot of belongings. Some of the expenses you might encounter when moving include hiring a moving company, renting a moving truck, buying packing supplies, and paying for storage if you need to store your belongings temporarily.

Home Inspection

Before you purchase a home, it’s important to have it inspected by a professional home inspector. The cost of a home inspection can vary, but it’s generally a few hundred dollars. While this cost may seem like a lot, it’s worth it to ensure that you’re not buying a home with serious issues that could cost you thousands of dollars in repairs down the line.

Title Insurance

Title insurance is an insurance policy that protects you in case there are any issues with the title of the home you’re purchasing. This can include things like liens, easements, or other legal issues that could affect your ownership of the home. The cost of title insurance can vary, but it’s usually a few hundred dollars. While it’s not required by law, it’s highly recommended that you purchase title insurance to protect yourself in case there are any issues with the title.

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Check out what Rob Downs with Southstate Bank has to say about lowering rates in 2023!

“Mortgage rates go the way of mortgage bonds. Bonds sold = higher rates. Bonds purchased = lower rates. There was a big selloff the later half of December, but there was very little volume, or liquidity, behind this move, i.e. fewer trades happening with many traders taking off for the holidays. So far, with traders rolling back into the office in 2023, we’ve recovered about 30% of those losses.

We probably won’t see a significant rally in advance of December CPI being released on Jan. 13th, which is a key inflation metric, but this is a really good start.

Lower rates are coming? Are you ready?

But… there’s a trap set! Home buyers expecting to wait for lower rates will be met with much more competition as these lower rates bring back a lot of buyers priced-out from the 2022 rising rate environment. While a lower rate can save you quite a bit in monthly payment, you can save THOUSANDS negotiating seller credits to cover your closing costs. That opportunity will be going to the wayside as lower rates bring back more buyers, increasing demand on a still limited supply of homes. And increased demand with still limited supply? Well, we’ve seen that game play out! Sale prices are expected to increase 5-10% in the Atlanta metro area this year as we remain one of the strongest markets nationwide.

Is now a good time to buy? That depends on what amount of home you can afford to buy while staying within a comfortable payment (made even more comfortable when you refi into a lower rate) and using no more than the amount of cash you’re comfortable with.”

Interested in learning more about your mortgage options in 2023? Get intouch Rob Downs here! Ready to start the

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Let’s take a look at the 4 items you’ll need to collect before applying for a home loan.

01. Proof of Income – Lenders want to see that you have the ability to pay for the home after closing. Because of this they will ask you to provide proof of income. This will consist of 2 years of tax returns and your latest w-2’s. Lenders do not require you to be at the same job for 2 years, but they will want to see consistent income, ideally in the same field. 

02. Proof of Assets – Supplying the lender with proof of assets help the lender decide the type of mortgages you qualify for and sometimes even the interest rate you receive. Most common assets include cash, physical assets (like cars, boats, homes), and liquid assets (like 401ks, stocks, bonds). Supplying proof of all assets will help the lender qualify you for a higher loan amount than they’d be able to without proof. Still have questions on what to include? Consult your CPA!

While the bank *may* ask you for more documentation, these are the core 4 items you need to get started!⁠

03. Good Credit – Most loans have a minimum credit score requirement to qualify. Having a good credit score suggests that you have no problem making payments on time. Usually, the better your credit – the better your interest rate. The most common loan requirements are as follows: Conventional – 620, FHA – 500, VA – 640, and USDA – 640. 

04. Employment Verification – Your lender will require verification of employment to issue a pre approval letter and again right before closing. These documents can include an employment verification letter, a recent pay stub, or anything else to prove an employment history and confirm income. 

Interested in starting your home buying journey? Click here to connect with a Sage & Cedar agent and set up a one on one buyer education meeting! 

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3 Reasons to Buy a Home in 2023

01. Evening out home prices – It is predicted that home prices will continue to even out as interest rates fluctuate over 2023. This means you could purchase a home now, and refinance in a year if rates go down.

02. Switch to a buyers market – The Zillow Home Price Expectations Survey show that higher mortgage rates may impact demand enough to reduce the amount of competition between homebuyer in 2023, giving buyers more leverage than sellers.

Does buying a home in 2023 make sense for you?

03. Long-Term ROI – In 2000, average US home value was $126,000 – a 106% increase in two decades. If your personal goals are centered around creating roots in a community, building long term return on investment, or creating/growing your family (whatever that may look like), there is no time like the present!

Interested in starting your home buying journey with a Sage & Cedar agent? Click here to schedule a meeting to talk about the process, lenders, the current market, and answer any questions you may have! We look forward to hearing from you!

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6 steps to buy your first investment property

01. Decide on a price point⁠ – A good rule of thumb is to use the 1% rule. For example if you purchase a home for $100,000, you’ll need a minimum monthly rent of $1,000.⁠
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02. Pick a location(s)⁠ – Airbnb guests aren’t worried about the school district and long-term renters may not need walkability 24/7. Decide which way you’d like to go and pick a location that way.⁠
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03. Determine rentability⁠ – What are your target renters looking for? Long-term renters may say creature comforts like 2-3 bedrooms, washer/dryer, dishwasher, and storage. Short-term renters usually want to be close to (or far from) the action.⁠

What are your target renters looking for?

04. Purchase the Property⁠ – This process will be similar to purchasing a primary residence. Your lender may require a higher down payment and loan requirements may be a bit different than on a primary residence, but the steps are pretty much the same: offer, escrow, closing, rent!⁠
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05. After Closing⁠ – You may want to consider hiring a property manager to take care of renting and maintaining your income property. These will typically run you 15-25%.⁠
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06. Offset Additional Mortgage⁠ – For an investment property, you will need 20% down but the great thing is that you can include rent as part of your income, so this will offset the additional mortgage!⁠
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Ready to get the ball rolling on your investment property journey? Click here to schedule a one on one buyer meeting with a Sage & Cedar agent! 

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