Wednesday, July 23, 2014

Economic Outlook Real Estate Report

Do You Remember Inflation?
While some may consider this a sarcastic question...we have not had really high inflation in the United States for some time. For example, in the past twenty years the retail inflation rate has averaged approximately 2.25% with an even lower number for the past decade. Two points about this. First, even low inflation rates can cause increases in the cost of living. For example, a 2.25% inflation rate over 20 years will increase the cost of living over 50%. Secondly, though low inflation rates can create issues in the long run, those who are older remember a U.S. inflation rate of near 10% per year from the period of 1973 to 1982. That was real "old fashion" inflation.
So if raging inflation has not been a problem for ten years, why bring it up now? Because the real reason we have had really, really low interest rates for the past ten years is the lack of inflation we have experienced. And if we really want to know when rates are going to go up significantly, we need to watch the data on inflation more closely. The reason rates trend up when we get good economic news is the fact that the markets feel that the Federal Reserve Board will raise short-term rates in response to the threat of inflation.
There are actually two stages here. The Fed has kept short-term rates near zero in response to our deep financial crisis and lackluster recovery. So the first move is to move rates to a low inflation normal. The second move is the one we should worry about in the long-term. That is a move to head off inflationary expectations if the economy heats up. We expect the first move and should worry about the second move. For right now the sale on money to finance cars, houses and investments continues. If we keep creating jobs, we should keep a wary eye on the inflation number because we know the Fed is doing just that when they meet next week.

From CBC National Bank

Thursday, May 15, 2014

MARCO ISLAND SALES STATISTICS MARCH 2014

                                                  MARCO ISLAND SALES STATISTICS

                           Year 2014   vs   2013
               
                              
Active Listing
  • Single Family     386     377
  • Condominium     385     533
  • Lots                    288     277

Pending Listings
  • Single Family   117     73
  • Condominium   133     91
  • Lots                   16     32               
Closed Sales
  • Single Family   50     38
  • Condominium   62     40
  • Lots                   15     14      
Average Sales Price
  • Single Family    $718,072     $797,614
  • Condominium    $549,280     $413.056
  • Lots                   $414,267     $566,839
For more information regarding real estate on Marco Island, please contact me at 239-404-7471 or visit my Website.

MARCO ISLAND SALES STATISTICS FEBRUARY 2014


                      YEAR 2014  VS. 2013

Active Listing
  • Single Family     415     381
  • Condominium     407     560
  • Lots                   280     282

Pending Listings
  • Single Family   63     42
  • Condominium   84     56
  • Lots                  26     23             
Closed Sales
  • Single Family   26     39
  • Condominium   46     32
  • Lots                  11      22      
Average Sales Price
  • Single Family    $877,369     $667,717
  • Condominium    $531,047     $509,431
  • Lots                   $439,091      $236,883
For more information regarding real estate on Marco Island, please contact me at 239-404-7471 or visit my Website.

MARCO ISLAND SALES STATISTICS APRIL 2014

                                                     MARCO ISLAND SALES STATISTICS

                           Year 2014   vs   2013
               
                              
Active Listing
  • Single Family     359     371
  • Condominium     362     505
  • Lots                   291     262

Pending Listings
  • Single Family   92     73 
  • Condominium   100    100
  • Lots                 24      42               
Closed Sales
  • Single Family   54     49
  • Condominium   89     85
  • Lots                 11     23      
Average Sales Price
  • Single Family    $722,093     $814,367
  • Condominium    $539,124     $574,744
  • Lots                   $550,082     $475,543
For more information regarding real estate on Marco Island, please contact me at 239-404-7471 or visit my Website.

Monday, April 7, 2014

Investors are buying property to meet the growing demands for rental homes

Growing demand for apartments pushing up rents



NEW YORK – April 7, 2014 – These are good times for U.S. landlords. For many tenants, not so much.

With demand for apartments surging, rents are projected to rise for a fifth straight year. Even a pickup in apartment construction is unlikely to provide much relief anytime soon.

That bodes well for building owners and their investors. Yet the lan...dlord-friendly trends will likely further strain the finances of many renters.

Rental boom

Rental demand has risen in much of the United States since the housing market collapsed in 2007. A cascade of foreclosures forced many people out of their homes and into apartment leases. At the same time, construction of apartments was stalled until the last couple of years because many builders couldn't get loans during the credit crisis.

The national vacancy rate for apartments shrank from 8 percent to 4.1 percent from 2009 to 2013, according to commercial real estate data provider Reis Inc.

As a result, landlords were able to raise rents in many markets. The average national effective rent rose 12 percent to $1,083 during those years, according to Reis, which tracked data for apartments in buildings with 40 units or more. Effective rent is what a tenant pays after factoring in landlord concessions, such as a free month at move-in.

Over the same period, the median price of an existing U.S. home has risen about 14 percent, according to data from the National Association of Realtors.

Good for investors

Higher demand and rising rents, unwelcome as they are for tenants, will produce more income for owners such as apartment REITS. These real estate investment trusts operate buildings they acquire or build.

NOW IS A GREAT TIME TO BUY INVESTMENT PROPERTY! CALL ME AT 239-404-7471 AND LET ME HELP YOU!

Tuesday, March 4, 2014

Mortgage information for Jumbo Loans


JUMBO LOAN INFORMATION

FHA:
Collier County did NOT change.  There is a great misconception out in the market place regarding the 2014 jumbo loan limits.  Certain counties did change significanty, Collier did NOT!!
  
Lee County = $271,050
Collier County = $448,500
  
Here is the link to HUD showing all 2014 FHA loan limits by county: HUD LOAN LIMITS 2014
  
CONFORMING:
For MOST Counties:  $417k
Collier is considered a high cost area and will go up to:  $448,500
  
Here is the link to Fannie Mae showing limits by county:FANNIE MAE LOAN LIMITS 2014
 
For more information about real estate in Marco Island/Naples area, please contact me at 239-404-7471.
 
 

Tuesday, February 11, 2014

How the Health Care Reform Tax Effects Capital Gain Sale on Real Property



Effective: January 1, 2013 Supplemental Health Care Reform Tax upon the Capital Gain sale of Certain Real Property.



There has been a great deal of misunderstanding that the new Health Care Reform Bill imposes a 3.8% sales tax on the sale of each property.

First, there is no "sales" tax on the sale of real property. However, the new law does impose a supplement capital gains tax on certain property sales made by certain sellers. The new law contains a 3.8% tax on "unearned income" (capital gains) for certain level income individuals.

To be subject to the new 3.8% capital gains tax, you must earn $200,000.00 if you are single or a married couple making more than $250,000.00. The capital gain on the home sale must exceed $250,000.00 if this is a primary home and you are single or $500,000.00 if you are married. For example, if you and your spouse make $300,000.00 annually and you bought a home that you lived in for more than two years for $600,000.00 that now sells for $1 million, the capital gains tax on that home sale would be zero. However, if the home sold for $1.2 million, thereby resulting in a capital gain of $600,000.00, the first $100,000.00 of that capital gain would subject to the new tax (after the $500,000.00 exemption).

However, in many instances, Florida is not the principle residence for many individuals who earn above these income thresholds ($200,000/$250,000) resulting in capital gain on the sale of second homes, investment properties or properties that do not qualify for principal residence treatment (i.e. lived in less than two years). As a result, the full capital gain would be subject to the new 3.8 percent tax.

Effective: January 1, 2013 Increase in the Base Capital Gains Rate for High Income Individuals and Couples.



The base capital gain rate for primary residences held less than two years or where the gain of from the sale is in excess of $250,000.00 for individuals or $500,000.00 for couples the new rate has increased from 15% to 20% for high income earners. Additionally, the sale of any non-primary residence (second homes or investment properties) where any gain (profit) is realized will now be taxed at 20%. For purposes of this new tax rate high income earners are defined as individuals earning $400,000.00 or more or couples earning $450,000.00 or more. The net result is that 1031 Tax Deferred Exchanges may become more attractive to many high income sellers than they have been in recent years.

Bottom Line

If you earn less than $200,000.00 individually, or less than $250,000.00 as a couple, capital gain tax will remain at 15%. If you earn above $200,000.00/$250,000.00 respectively the effective capital gain rate will now be 18.8% as you will be subject to a supplement 3.8% Health Care Reform Tax.