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Sophie Shen

  • Ask Sophie: Get your housing and mortgage related questions answered

    Q: I am buying a house that has an additional in-law unit. How do I verify if this additional unit has a permit? Will there be an issue if it does not have a permit?

    A: You can check with the city's building department of which this house locates. Most cities in Santa Clara County now allow you to search the permit status online by using the property's county assessor's number or address.  You can also call the building department to verify.

    It's important to verify if any addition to the house has a permit or not.

    • First, the square footage of the addition without permit will not be counted. For example, the house originally has 1500 sqft. But the house has an in-law or added room with additional 200 sqft. This 200 sqft will not be counted without the permit and county record will still show the house has only 1500 sqft. This will compromise your appraisal value as appraiser cannot count in the additional sqft.

    • Second, this may even prevent you from getting a loan. I recent did a loan for my client. The lender specifically says that they will not be able to fund the loan without permit because the investor will not buy loans from the bank for the house with non-permitted structure.  My client told me it has a permit but he cannot find the document. Fortunately, I was able to find the permit record through the city's building department and provide the info to the appraiser to strengthen the house value. As a result, we saved his loan at lower rates which in turn saved his money.

    Email me with your questions and you will see it's answered here.

  • 4 Key Points that will Support Santa Clara County Housing Prices

    Four key points you need to know from the most recent Senate agreements that I think will continue to give support to Santa Clara county housing price:

    • FACT: The temporary high-balance conforming loan limit of $729,750 for high cost area will be extended through December 31,2010. The limit was previously set to expire by the end of 2009. IMPACT: This extension will provide more affordable loans to buyers in Santa Clara county. Every 1% difference in interest rate will bring around 10% difference in housing price. Current jumbo loan rate for 30 year fixed loan is more than 1% higher than the high-balance confirming loan rate. This extension gives big savings to buyers in Santa Clara county, especially for people who plan to buy houses in the 750k-1million range. Therefore, demand for houses in this range with decent schools in areas such as Santa Clara, Sunnyvale, Cupertino, West San Jose would continue to be strong.
    • FACT: The deadline for the first time home buyer to claim the $8000 tax credit will be extended. According to the Senate agreement, buyers need to have a contract by April 30 and close by June 30, 2010 to be eligible. IMPACT: this coupled with the income limit increase in this new agreement will give more boost to housing market in high-income area like Santa Clara county. With higher income limit, more first home buyers will be able to eligible for the tax credit claim and thus will drive more fist time buyers into buying.
    • FACT: The agreement also expected to expand the credit to allow current homeowners and more affluent buyers to claim the credit. Senators moved to increase its annual income limits from $75,000 to $125,000 for single buyers and from $150,000 to $225,000 for married couples. IMPACT: This higher limit makes more sense for the market here and are more in line with the average income level. 
    • FACT: Move-up buyers will get some benefits from the new Senate agreement as well.  The above income limits apply to both first-time and move-up buyers. In addition, the agreement would also allow current homeowners to claim up to $6,500 as long as the property they are vacating has been their primary residence for at least five years. IMPACT: This is the most significant change in this new agreement and a very strong positive impact to the housing market.
     
    Email me or call me at 408-799-2558 if you want to discuss further on how these new Senate agreements can benefit you and whether it is the appropriate time for you to take action to buy or sell houses. 
  • Multiple Offers Are Back

    On September 17, Federal Reserve Chairman Ben Bernanke said that the worst recession since the 1930s "is very likely over" -- and he was backed up by reports showing unexpected increases in retail sales and producer prices. 
    For poeple live and work in Santa Clara county, you can certainly add another strong evidence: mulpital offers are back, especially for houses fairly priced and in good school districts.
    Here are a few examples:
    6570 DARTMOOR WY, San Jose 95129  Lynbrook High School
    List price is 924,900. There are almost twenty offers received with a winning bid of 970,000 with zero contingency.
    5068 CAPISTRANO AV, San Jose 95129 Cupertino High School
    List price is 775,000 and winning bid is 785,000
    2746 Glorietta Cir, Santa Clara 95051 Cupertino High School
    List price is 948,000. Again mulitple offers with sales price at 950,000
    Another major change I noticed is that the inventory level is low, with some areas having inventory level less than three months. Five month inventory level is a buyer-seller balanced market. Inventory levle lower than five months is a sign of seller's market.
    For example, the inventory level in 95129 area is at 1.7 months as of Sept 18, in 95051 area, this number is 2.32 months.
    If you would like to have a list of transaction details for houses sold within one month or get a monthly update of housing inventory level in your neighbourhood, email me or call me
  • October Mortgage Market Highlight

    If your loan amount is no more than 417,000 and you have a high chance of moving or selling your current house in five years, then you can get a very good rate for 5/1 ARM program. The first five years the rates will be fixed and it starts to float since the sixth year.  The rate was as low as 3.875% for people with the best risk profile lately. Even though you do not fit the best risk profile, you are still likely to get it below 4.5% with no fee and no point.
    If you are planning to keep you house for longer than five years or more risk averse, 15 year fixed rate could be your choice. It stays in the range of 4.375-4.5% lately with no fee and no point.
    If either of the above programs fit your scenario, give me a call and I will find out what are other options for you.
    Federal Reserve has announced that it is slowing down the pace to buy mortgages. Therefore, you may not see rates that low for too long. Catch it before it goes away!!
  • Assessed Value, Appraisal Value & Market Price

    Whether you are buying a house or selling a house, be aware that assessed value, appraisal value and market prices are not the same thing.
    Assessed value is used to determine your property tax.  It could be lower or higher than the house appraisal value. If you bought your house 10 years ago, your assessed value will be based on the sales price at that time and adjust slightly every year after that (usually around 2%).  Even with the price corrections over the past two to three years, the current appraisal value could still be much higher than your assessed value.
    On the other hand, if you bought your house in 2006 or 2007 when the market peaked, your assessed value may be higher than the current appraised value. In this case, you can appeal to the county assessor office to lower the assessed value, which in turn can lower your property tax.
    One of the key methods to determine the house current appraisal value is to use the sales price of the comparable houses sold within three months. Because of that, in a rising market, the appraisal value may not catch up with the market sales price. We had a few cases laterly that the houses were sold higher than the appraisal value. For the same reason, in the downward market, the offers a seller get can be lower than the appraisal value. This also happened later last year when the market was at the rock bottom.
    Add on top of that, all the appraisals are now done through lenders' appraisal management company if you are getting a loan. Lenders are very very conservative on the appraisal value to mitigate their lending risks. Therefore, when you are buying a house now, do not back out easily just because lender's appraisal value comes out lower than the sales price you offered.
    Email me if you want to get comparable analysis of your current house or the house you plan to buy. 
  • Pulling back liquidity won't be easy for Bernanke

    A good artile to share with you. It gave good hints on the financial market, the direction of mortgage rates..... 

    WASHINGTON (AP) -- When the financial system was teetering, Federal Reserve Chairman Ben Bernanke flooded it with trillions of dollars to save the banks and free up credit for consumers and businesses.

    Looming in the future is a high-risk challenge for the economy's rescuer-in-chief: He will have to mop up that money without disrupting a nascent recovery.

    And timing is vital. Act too fast, and Bernanke risks choking off lending to businesses and everyday Americans. Wait too long, and he risks setting off crippling inflation.

    ''We are in such an unusual situation,'' said Lyle Gramley, a Fed member in the early 1980s and now chief economic strategist at Soleil Securities Corp. ''The Fed will have a more difficult set of decisions to make.''

    Assuming he manages to help usher in a sustained recovery, Bernanke, like his predecessors, will eventually face still another challenge: He will be under enormous political pressure to keep interest rates low, even though that could speed inflation.

    But the Fed chief will face no task with quite the peril of withdrawing the trillions the Fed has pumped into the financial system in ways that had never been envisioned.

    That money helped prop up shaky banks. It also was intended to unlock lending to people and companies, a key component of any recovery but one that so far has had only spotty success.

    When, precisely, to pull back the money is an issue sure to surface as Bernanke, his counterparts in other countries, academics and economists meet over the next couple of days at an annual Fed conference in Jackson Hole, Wyo.

    Some analysts think it could take four or five years for the Fed to withdraw the money entirely and shrink a balance sheet that is now about $2 trillion, more than double what it was when the financial crisis struck.

    Already, the Fed has taken baby steps.

    It has said it will allow one program intended to support money market mutual funds -- one that hasn't even been used -- to expire Oct. 30. It's also reduced the maximum it will lend to banks under two other programs.

    And earlier this month, the central bank signaled it won't extend past October a $300 billion government debt-buying program. That program is intended to lower consumer and corporate loan rates.

    But this week the Fed extended a separate program designed to increase lending and help the commercial real estate market. So far, about $40 billion in loans has been extended to investors -- a small fraction of the $200 billion made available in the program's first phase. And Americans still have trouble getting loans.

    The biggest decisions lie ahead.

    One will be deciding when and how to unload $1.25 trillion in Fannie Mae and Freddie Mac mortgage-backed securities without sending mortgage rates surging. Another delicate matter is when the Fed should start selling some of its $300 billion in Treasury debt.

    In fighting the recession and financial crisis, Bernanke unleashed some of the most aggressive actions in the history of the central bank, which was created in 1913 after a series of bank panics.

    He slashed interest rates to record lows near zero. He provided low-cost loans for banks and bought debt so companies would have short-term ''commercial paper'' loans available to pay for salaries and supplies.

    The Fed also bought mortgage-backed securities and government bonds to drive down interest rates on mortgages and other consumer debt. Bernanke also moved to support the mutual fund industry.

    Congress, the White House and statehouses across America will probably exert intense pressure on the Fed to keep the money flowing and the emergency aid programs operating.

    ''There's no question the Fed has the capacity to reel in the stimulus. It is the politics that trouble me,'' says Allan Meltzer, a professor at Carnegie-Mellon University and author of a history of the central bank.

    Keeping the easy money in place too long could feed high inflation by encouraging overborrowing and overspending. Surging inflation could then derail a recovery if it caused the Fed to aggressively boost interest rates.

    But pulling the plug too soon on the Fed's emergency aid could set back a recovery even faster. If, for instance, the Fed dumped its mortgage securities and interest rates shot up, homeowners and the housing industry would take a further pounding.

    Whenever it does sell those holdings, the Fed will have to pace the sales so they don't jolt the market but rather cause a smooth, gradual rise in mortgage rates.

    To prevent inflation from surging, many economists also think the Fed will have to start raising its key bank lending rate next summer. Unemployment, now 9.4 percent, will probably still be high, perhaps in the double digits.

    Higher interest rates could hurt Americans not long before they vote in midterm congressional elections next year. But often, there's no alternative.

    A Bernanke predecessor, Paul Volcker, was credited with ending 1970s ''stagflation,'' a toxic mix of stagnant economic activity and inflation, by ratcheting up interest rates to their highest levels since the Civil War.

    Those high rates helped produce the recession that drove unemployment to its postwar high of 10.8 percent. Protesting farmers drove tractors into Washington, surrounding the Fed's stately headquarters. Angry homebuilders delivered two-by-fours to the Fed.

    Sen. Jim Bunning, R-Ky., asked Bernanke last month whether he had the will, as Volcker had, to tighten interest rates even if the economy is weak. The Fed chief said he was prepared to make unpopular moves if they are in the best interest of the economy.

    A skeptical Bunning replied, ''I wish you good luck.''

    Source:

    Published: August 20, 2009
  • Single Story For Sale in Santa Clara County

    front
    Large Cornet Lot, Excellent Schools

    • 1,793 sq. ft., 2 bath, 3 bdrm single story - MLS® $944,800

     -  Large corner lot with over 9000 sqft lot size. Hardwood floor throughout. Super-size master suite with high ceiling and bay window. Large master bathroom with separate show and bath tub. Very open floor plan with plenty of sun lights. Beautifully landscapted front yard and large backyard with RV parking space. EXCELLENT SCHOOLS.

    Motivated seller. Fax offer to 408-519-6844. Or email offer to SophieHome@Ymail.com

    Property information

  • Single Story For Sale in Santa Clara County

    Front

    • 2,421 sq. ft., 3 bath, 3 bdrm single story - MLS® $948,000

     -  Gorgeous home. Professionally re-architected only 11 years ago. High ceiling in both master bedroom and grand living room. Two formal dining areas. Master bedroom has large message bath tub and closet. Bonus room with built-in bookshelf. New roof, new carpet and new paint. Beautifully landscaped front and back yard with matured fruit trees. Note: County Assessor record shows four bedrooms. 4th bedroom was converted to master closet/bathroom

    House in same neighbourhood (80926617 asking price 948K with only 2195 sqft and 80925307 asking 1.298M) sold in days. AS-IS sale, allow 48 HR to respond. Email: SophieHome@Ymail.com for disclosures.

    Property information