Real Estate
CalHFA Dream For All is coming back
Does this program truly help more people become homeowners?
by Alisa Johnson, January 2024
There is a question that has swirled around for a long time in my head.
Do down payment assistance programs really help get more buyers into homes? Would those buyers have been able to purchase without the assistance?
Last year when CalHFA released $25 million in funds for the CalHFA Dream for All program the funds were gone in less than 11 days. Did these funds actually go to first-time home buyers in need? Or did they get dispersed to just about anyone who applied in those first 11 days? I am not sure we will ever know the true answer to this but the program is on its way back but this time it has some adjustments to qualifications and a more controlled way to distribute funds.
Some of the qualifications for the new program release are as follows:
- At least one applicant must be a California resident
- At least one applicant must be a First-Generation Homebuyer – **this is a new requirement added with this release
- A homebuyer who has not been on title, held an ownership interest, or has been named on a mortgage to a home (on permanent foundation and owned land) in the United States in the last 7 years, and
- To the best of the homebuyer’s knowledge whose parents (biological or adoptive) do not have any present ownership interest in a home in the United States or if deceased whose parents did not have any ownership interest at the time of death in a home in the United States, or; PB.2023-03 Page 2 of 2 California Housing Finance Agency
- An individual who has at any time been placed in foster care or institutional care (type of out-of-home residential care for large groups of children by non-related caregivers)
- Income must be less than or equal to $178,000 in Nevada County, or $180,000 in Placer County
- Maximum Shared Appreciation Loan amount is $150,000 or $20% of the sales price or appraised value, whichever is less. – Shared appreciation loan can be used for down payment and closing expenses!
- Minimum Combined Loan-To-Value (CLTV) is 95.00%
- 2/1, 1/1, and 1/0 temporary buydowns are permitted
These programs are created with the vision in mind to help more people become homeowners.
The 1st $25 million(2023) did not have the same requirements and I fear that a lot of those funds helped people purchase homes with those funds that had other means to afford home ownership.
So will 2024 be a better use of CalHFA Dream for all funds?
I believe so. If you are paying rent and spending over $2500 a month in rent then home ownership might be a great option for you and down payment assistance might be a great boost to get you there.
Homeownership is costly and you should be prepared as it is likely the largest investment you will make in your lifetime.
Some things that you can start now to prepare to be a homeowner are as follows.
Budgeting-Create a household budget.
Savings-Create a savings plan to have 6 mortgage payments in savings for emergencies.
Research– Gather information from your RE agent, lender, etc on costs you will incur in the buying process.
Homeownership is the best investment you can make so get educated, be prepared, and look into all options that will support you becoming a homeowner.
Important News and Info
If you’re selling your home, it’s time to get familiar with the VA home loan — yes, even if you aren’t military yourself. Here’s why. Veterans or active duty military homebuyers are likely to use the VA loan when purchasing a home.
What you’ll learn in this article:
- What is the VA loan?
- Preparing Your Home to Sell
- Research Housing Rates for Your Area
- Market to Military
- Meeting VA Requirements
- The VA Home Inspection
What is the VA loan?
For those of you unfamiliar with it, the VA helps those who are eligible purchase a home at a competitive interest rate, often without requiring a down payment or private mortgage insurance. That means that they not only offer zero down payment loans, but also have lower credit requirements than alternative financing options.
As you can imagine (or have used yourself), the VA loan is a popular choice. So if you’re near a military installation, the likelihood of your potential buyers using this lending option skyrockets. Don’t be mistaken, while there are duty stations tucked away on their own, there are plenty positioned in the heart of major cities that you might not even realize. The point? Thorough research can help you to consider all aspects of the buyers in your area. As a home seller in a heavily dominated market, consider getting to know the lending terms of the VA loan and how to market to VA home loan buyers.
Preparing Your Home to Sell to a VA Home Loan Buyer
There are a couple of key things to know about selling your home to a VA home loan buyer.
“One is that there isn’t a safer bet to close on the market. VA loans have had a higher average closing success rate than conventional loans over the last five years. The other piece is that sellers are not required to pay any costs on behalf of a VA buyer. There’s a misconception that sellers have to pay a VA buyer’s closing costs or are on the hook for repairs if the VA appraisal turns up issues. This isn’t a zero-sum situation, and both are matters of negotiation between buyer and seller.” — Chris Birk, Director of Education for Veterans United Home Loans and the author of The Book on VA Loans: An Essential Guide to Maximizing Your Home Loan Benefits.
Research the Local Housing Rates for Your Area
Here’s an interesting fact: you can look up how much military servicemembers and their families are allotted each month for housing. It’s called the Basic Housing Allowance (BAH). While it isn’t a perfect representation of each family’s personal budget, it does provide a decent baseline to understand where your property falls into the mix.
How?
- Use the Department of Defense’s Basic Housing Allowance calculator to learn how much service members in your area are paid each month.
- Enter your zip code and a pay grade. Unless you live close to the Pentagon, you’ll be better served by estimating housing rates on low to mid-level pay grades, such as an O3 or E5.
Estimate the mortgage payment for your property.
Using a mortgage calculator, such as MortgageCalculator.org or Bankrate’s mortgage calculator, you can input your asking price, property tax, and estimated homeowner’s insurance. Consider adding two to three percent to your asking price to account for the VA funding fee for first- or second-time VA homebuyers.
Do the math.
Given the BAH for the local area and the cost of your home, will military homebuyers in your area be able to afford the monthly mortgage payment for a zero down payment VA loan? If your home sale price fits the military homebuyer’s budget, then great! It’s time to market to the military community. If not, homebuyers have the option to purchase your home with an alternative loan product—like state down payment assistance programs and FHA loans. However, for those who qualify, the terms of the VA loan are hard to beat.
If you’re in a tough selling market, consider working with your real estate agent to target homebuyers who may be eligible for these products.
Market to Military
When you market to military homebuyers, you’re working with a unique clientele who, unlike any other homebuyer, operate on a time crunch.
Since military families receive PCS orders for an average of three years, they don’t have the luxury to take weeks or months to find a home to buy. Instead, many families find a home within just a few days.
Knowing this about the military home buying market will help you understand why it’s critical to have great photos, a detailed description of your property’s layout, and a video home tour. Each of these marketing tools will help ensure that you make it onto your military homebuyer’s shortlist of potential homes.
The Logistics: Meeting the Requirements of the VA
The process takes longer when you sell to someone who is using a VA Home Loan than that of most other mortgages.
One way to expedite this process is to make sure that there aren’t any repair issues with your home that may cause either delays for repair or an outright rejection of your home. While the home buyer is required to pay for the inspection and appraisal, it’s not a bad idea to conduct your own pre-inspection with the intent to get your house ready to sell quickly.
For a few hundred dollars, you can mitigate this situation by hiring an inspector who is familiar with VA requirements. Consider it money well spent, as the VA loan follows a set of Minimum Property Requirements (MPRs) set to ensure that the property is safe, sanitary, and habitable.
VA Home Appraisal
“The appraisal process looks a bit different. Beyond the typical home valuation, the VA also considers broad property condition requirements. These Minimum Property Requirements are rooted ensuring Veterans are purchasing homes that are safe, sound, and sanitary. This assessment isn’t as in-depth as a home inspection, and any issues raised by the appraiser can be addressed in order to keep the deal moving forward.” — Chris Birk
Common things evaluated by the home appraiser:
- Heating and electricity. If the home has a wood-burning stove, is there a backup system?
- Water. Does the home have a water heater and access to drinking water and a working septic?
- The roof. Does the roof have a substantial amount of life left? Are there any leaks?
- Access. Can you reach the property by foot or car by way a private or public road year-round?
- Defects and deterioration. Is the home free of defects to include poor construction, or wood-eating insects like termites?
- Paint. Is there any lead-based paint that’s chipping or peeling that needs repaired?
- The location. Is the home located on a gas or petroleum pipeline or near high-voltage electric lines?
Tips for finding a home inspector:
- Get recommendations. You can’t be expected to know the local professionals when you’re new to the area. Check with your real estate agent, loan officer, or experienced friends who can point you in toward a respected home inspector.
- Look within reputable organizations. Organizations like the American Society of Home Inspectors and the National Association of Home Inspectors require certifications for membership. Finding a local who belongs to one of these groups assures a high standard of service.
- Know your state laws. Licensing requirements vary from state to state. If you’re unsure of yours, ask your real estate agent and make sure your home inspector meets the criteria.
- Ask for a sample inspection report. Nothing is better to determine the quality of someone’s work than viewing a sample of their job. This can tell you a lot about an inspector’s level of experience. You’re looking to make sure the report is clear and that it includes images of any identified issues around the property. You’ll also want to see recommendations made for potential homebuyers.
- Consider your budget. Home inspections aren’t free. The cost can vary depending on the provider, the size of the home, and location. However, they most often fall within $300 to $500.
VA Home Inspection
Things the home inspector looks for:
- Structure. What’s the condition of the property’s construction (walls, floors, foundation, roof, and ceilings)?
- Exterior. How much life is left in the current siding, windows and trim? Looking at other features– how’s the exterior lighting and fences? Is there proper drainage based on grade and elevation?
- Plumbing. What are the pipes made of? Is everything up to current standards to include the toilets, showers, sinks, faucets?
- Systems. Are the chimney, fireplace, water heater, furnace, A/C unit, and septic system all in good working condition?
- Roof and attic. Is the framing sound? Is there proper insulation and ventilation?
- Electrical. Is the electrical wiring properly grounded? Are all the light fixtures and the main electrical breaker safe and working correctly?
- Appliances. What’s the condition of the appliances like the dishwasher, range, built-in microwave, garbage disposal, smoke detector, and any other relevant small appliances in the home?
At the end of the day, remember that VA home loan buyers want the same thing as everybody else: location, good schools, and more. The basics to preparing your home to sell for a VA home loan buyer are the same as most others; it’s simply a few particulars that keep you on your toes.
By Danielle Keech
Johnson’s Sierra Lifestyle Team is experienced in working with VA buyers and sellers. We are here to guide you through the process.
Lifestyle
Refinishing hardwood floors is the remodeling project that pays back the most, recovering the highest percentage of its cost—147%—at resale, according to the 2022 Remodeling Impact Report, a joint study from the National Association of REALTORS® and the National Association of the Remodeling Industry.
Home remodeling projects aren’t only offering a potential boost at resale; they’re also making homeowners happier. Painting a home’s interior, adding a home office, installing hardwood flooring, and renovating closets made consumers happiest, the report shows.
The remodeling boom has continued since the pandemic began as homeowners’ desires to spruce up their homes grow, whether through large house additions or simply small one-room painting tasks.
“Quite often, an added benefit to home renovations is the possibility of an increase in the home’s value, which is a reason why some people remodel,” says Jessica Lautz, vice president of demographics and behavioral insights at NAR. “This is especially advantageous to a homeowner who may be considering selling their house or converting the home to a rental property.”
For the report, REALTORS® provided an estimate of the likely dollar value of various remodeling projects that could add to the value of a home during resale that was compared to National Association of Remodeling Industry remodelers’ estimations of project costs.
Besides refinished hardwood flooring, new hardwood flooring also had the potential for a high recovery at resale, at 118%, as did upgrading the home’s insulation, at 100%, the survey shows.
Among exterior projects, new roofing and garage doors had recovery rates reaching 100% of the project costs, according to the report.
Kitchen upgrades also showed a high potential payback at resale. NARI remodelers estimated an average kitchen remodel would cost about $45,000. But REALTORS® surveyed estimated that $30,000 of that would likely be recovered at resale—a 67% recovery rate.
House Projects That Bring the Most Joy
The survey also identified projects that made home renovators want to remain in their homes and those that brought them an increase in the enjoyment of their spaces. The home remodeling projects that received a “Joy Score” of 10, the top score, were:
- Painting a home’s entire interior
- Painting one room
- Adding a home office
- Hardwood floor refinishing
- Closet renovation
- Insulation upgrades
The Remodeling Boom Continues
Americans spent $420 billion in 2020 on home remodeling. Contractors report greater demand for services and for larger-scale projects, such as remodels of more than one room, according to the 2022 Remodeling Impact Report. Eighty-six percent of consumers reported that remodeling one area of their home then inspired them to remodel other areas of the house.
“The pandemic has changed the way we use our homes, and many of those changes are here to stay,” Lautz says. “As a result, homeowners needed to reconfigure or remodel how they use their home and maximize space.”
Thirty-five percent of homeowners said one of the top motivators for their remodel was to improve their home’s functionality and livability.
Also, 22% of homeowners were motivated to have greater durability in the materials and appliances inside their homes. Fourteen percent were motivated to improve the beauty and aesthetics of their home.
Source:
“2022 Remodeling Impact Report,” National Association of REALTORS® (April 6, 2022)
Lifestyle
TREX Stretchable Plastics Recycling Program November 2021 – April 2022
Nevada City Rotary
Nevada City Rotary Club’s Environmental Sustainability Committee has initiated a pilot recycling program aimed at collecting plastic bags, shrink wrap, and similar plastic film that Waste Management does not pick up.
We are doing this in cooperation with the TREX company, which turns the returned plastic film into outdoor decking, fencing, benches and other outdoor furniture https://recycle.trex.com(link is external). Our hope is to provide a means for people to dispose of a form of plastic that until now has not been able to be recycled in our county, and typically ends up in landfills, further contributing to pollution and carbonization of the atmosphere.
Trex melts the plastics and combines them with other recyclables in their materials process. Here is a video from Trex on what they collect and their materials process-Trex Eco-Friendly Decking.
Look for bins in various locations around the area including Briar Patch, B&C True Value Hardware, Madelyn Helling Library, Nevada City and Grass Valley CoHousing and other locations to be added.
We are also collecting from AJA Video Systems. Nevada City Rotary team members are monitoring the bins and gather the materials on a regular cycle that have been deposited. SaveMart Grocery in Grass Valley is an established TREX partner collection their own store, as well as customer plastics. They have agreed to bail our collections and deliver them to TREX.
Environmental Sustainability Committee
Nevada City Rotary is proud to form our Club/s Environmental Sustainability Committee in conjunction with The Rotary Foundation’s official launch of the Focus on Supporting the Environment(link is external).
