Valley of the Sun Real Estate Show
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Syndication

Helping you understand the Good Faith Estimate or GFE

In this episode I will go over in detail what is on the Good Faith Estimate and what to look for on the Good Faith Estimate. 

 

MORTGAGE RATE AND The GOOD FAITH ESTIMATE

As a mortgage applicant, your lender is required by law to tell you how much your loan will cost at a given interest rate. These loan costs are reported on a form called the Good Faith Estimate (GFE).

Mortgage lenders are required to a Good Faith Estimate to all mortgage applicants within 3 business days of application unless the loan has been denied.

Understanding your Good Faith Estimate can help you to make better mortgage rate comparisons among lenders, and to reach a better understanding of your loan and APR.

Good Faith Estimates plainly explain the terms of a mortgage. The best part, though, is that mortgage applicants can trust the numbers on a Good Faith Estimate because lenders by law to honor a GFE's key terms -- even if they've been made in error.

 

PAGE 1 OF THE GOOD FAITH ESTIMATE?

The first page of the Good Faith Estimate is a summary of your mortgage terms. It lists your name and property address; one available mortgage rate-and-fee combination; and your bottom-line settlement charges among other items.

The GFE Header Box

The upper-most part of your Good Faith Estimate lists your name, the address of the subject property, and the date on which the GFE was prepared. The date is a key element because mortgage rates change daily and a GFE from today won't be the same as a GFE from tomorrow. 

The header box also lists the name and contact information for the GFE-preparing lender.

Important Dates Box

The Good Faith Estimate includes a section with key dates, which explains the duration for which the GFE is valid. This section is provided to protect mortgage lenders from "out-dated" GFEs. You can't lock a mortgage rate from 6 weeks ago, and the GFE attempts to prevent this type of misunderstanding. An explicit GFE expiration date is provided.

For loans with specific locks periods, the GFE will indicate the number of days for which the rate lock is valid. For loans with "floating" mortgage rates, the GFE indicates how many days prior to closing a mortgage rate must be locked.

Summary Of Your Loan Box

Many people review the "loan summary" section first on a Good Faith Estimate. The summary area includes the key terms of your loan, and describes whether the GFE is for a fixed-rate mortgage or an adjustable-rate one.

The items included in the summary section include your loan size, your loan term (in years), your loan's initial interest rate, and your monthly principal + interest obligation at the start of the loan. .

The section also answers the questions "Can your interest rate rise?" and "Does your loan have a prepayment penalty?" If the answers to either of these questions is "yes", the rules of your loan's adjustment and/or its prepayment penalty are required to be shown.

Lastly, the section indicates whether the mortgage carries negative-amortization or balloon mortgage features.

Escrow Account Information

This GFE section lists whether an escrow account was included in the pricing of your mortgage, and whether you're required to escrow in order to get access to the mortgage rate provided. Note that some mortgage types -- including FHA loans and conventional loans over 80% loan to value -- require escrow accounts for all approved mortgages.

Summary Of Your Settlement Charges

This section lists your "bottom-line" figure due at closing. It presents, on the first page, the sum of two figures taken from the GFE's second page. Note that the amount listed in your summary is not necessarily the amount of cash you are required to bring to closing.

Your bottom-line figure is -- loosely -- your closing costs minus your closing costcredits plus whatever monies are required for your escrow.

 

WHAT'S ON PAGE 2 OF THE GOOD FAITH ESTIMATE?

The second page of the Good Faith Estimate is a summary of your closing costs and funds required for your escrow impound. Together, these fees are labeled "settlement costs" on the GFE.

Your Adjusted Origination Charges

The GFE's Adjusted Origination Charge section is split into two parts -- the fees charged by your lender for the loan, and the number of discount points required to get the lender's offered mortgage rate.

The first part, labeled "Our origination charge", is a sum of all lender-charged fees. It comprises processing fees, underwriting fees, wire service fees, along with every other lender-related charged. There is no itemization of fees provided which is why the GFE explicitly reads "This is our charge for getting this loan for you." 

If the lender charges it, it's included in the origination charge.

The second part of the section lists your loan's accompanying discount points. There are three available checkboxes. Lenders will use only one of them.

If the first checkbox is checked, it tells that your loan's discount points were included in the "Our origination charge" section. If the second checkbox is checked, it indicates that a closing cost credit is being provided at the GFE's listed interest rate, a setup sometimes known as "Reverse Discount Points or Lenders Credit". 

Lastly, if the third checkbox is selected, it indicates that your lender-offered interest rate requires discount points, and the charge for your discount points will be listed in dollars and cents.

Your Charge For All Other Settlement Services

Your Good Faith Estimate will also provide a listing of non-bank-related charges you should expect to pay in conjunction with your mortgage. Spilt over 9 separate categories, these fees and charges are estimates but lenders are required by law to be "within range" of the final settlement fees to promote fair comparison.

Some of the services listed in the "Other Settlement Services" section are shopped by the lender and assigned to you. These include appraisal fees and flood certification fees for homeowners in flood plains. Other fees are charged by state and local governments. These fees include recording charges for your mortgage, and transfer stamps in locales which assign them.

Lastly, your GFE will show the amount of prepaid mortgage interest due at closing, as well as whatever real estate tax and homeowners insurance premiums are due. Collectively, these charges are known as Prepaid Items. They are not mortgage closing costs despite their inclusion in your settlement charges.

It's important to note that Sections 3-11 on your GFE's second page should be nearly identical from lender-to-lender. These are charges and costs outside of your lender's control.

 

WHAT'S ON PAGE 3 OF THE GOOD FAITH ESTIMATE?

The third page of the Good Faith Estimate explains what Page 1 and Page 2 say, and provides instruction for comparing loans between multiple mortgage lenders. It also includes a listing of mortgage-related fees, sorted by whether they're allowed to change, and by how much.

Charges Which Cannot Change At Settlement

Your Good Faith Estimate commits a mortgage lender to a given mortgage rate-and-discount point combination. GFE items which cannot change increase at settlement include your lender's origination charge and, once your mortgage rate is locked, the number of discount points charged for your loan.

Note that your lender can decrease these costs after your mortgage rate is locked -- it is only prohibited from raising them.

Charges Which Can Increase Up To 10% At Settlement

The Good Estimate Estimate is an estimate based on available information at the time of application. Sometimes, service costs change. For this reason, the Good Faith Estimate may vary from your settlement statement by as much as 10% per item.

Only certain fees are included in this allowance, however. They include government recording charges, and title services fees and other required service for which you are allowed to shop and for which you chose a lender-approved service provider.

Mortgage applicants waive their right to the ten percent cap if they shop with non-lender-approved service provider. Note that lender is not responsible by law for mis-estimating the fees of a service provider with which is has no working relationship.

Charges Which Can Change At Settlement

In this section, the GFE re-iterates that the lender is not responsible for fees related to service providers which you select which are not lender-approved. It also lists that homeowners insurance premiums may change; that real estate tax bills may change; and that daily mortgage interest charges may change. These are items which are not in the lender's control.

Using The Trade-Off Table

For help with "discount point" comparisons, every Good Faith Estimate comes with a Trade-Off Table; a columnar comparison of up to three different mortgage rate-and-discount point combinations as offered by the same lender.

The first column is a summary of the loan terms as listed by the GFE. The second column shows the effect of reverse discount points; receiving a closing cost credit to offset settlement fees. And, the third column shows the effect of paying additional discount points to get access to lower rates.

If you'd like to see these columns completed in full, be sure to ask your GFE-providing lender.

Using The Shopping Chart

To assist mortgage applicants who are shopping for a mortgage, the Good Faith Estimate template provides space to compare offers from up to 4 mortgage lenders. The key details of your loan are listed by column, including loan size, mortgage rate, principal + interest payments, and other key details from your summary page. After you have collected your GFEs from your short list of lenders, you can hand-write your notes into the chart.

Note that mortgage rates change all the time. Your Good Faith Estimates should all have the same "Date of GFE" from the tool's first page.

If Your Loan Is Sold In The Future

Lastly, the Good Faith Estimate explicitly states that your mortgage may be transferred among lenders after your settlement has occurred. If your loan is transferred, the new mortgage lender may not change the terms of your loan.

GET A FREE GOOD FAITH ESTIMATE

Mortgage rates vary between lenders, and so do the fees that they charge at settlement. It's always wise to "shop around" -- a better deal may be available to you. Maybe it's lower rates, maybe it's lower fees, maybe it's both.

Email me today and I will work up a GFE for you. valleyofthesunrealestateshow@gmail.com

Direct download: Understanding_the_GFE_final.mp3
Category:Busines -- posted at: 9:37am PDT
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Why I should consider refinancing out of my FHA loan NOW!

In this episode I will be going go over why you should consider refinancing from a FHA loan into a conventional loan. There are benefits to refinancing and there are some smoke and mirrors. I will be going over some of those so that YOU can have a better understanding of whether refinancing is right for you. 

Some of the Reasons you should consider

1) Take advantage of the interest rates now

2) Cheaper MI or possibly no MI

3) You do not need 20% equity to refi

 For more information on the HUD release you can visit http://portal.hud.gov/hudportal/documents/huddoc?id=13-04ml.pdf

To Check Out the MI rates for a Conventional loan you can visit http://www.radian.biz/page?name=MIRateFinder#rateCalcResults

Direct download: Final_for_Why_I_should_consider_refinaning_out_of_my_FHA_loan_NOW.mp3
Category:Busines -- posted at: 11:03am PDT
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Should I purchase new home or a Used Home in Phoenix

In this episode I will be joined by Kalencia Sanders of Orange Sky Realty and we will be going over the factors in purchasing a new home vs an existing home. 

Kalencia has served the East Valley’s real estate needs for over 12 years. Selling over 800+ homes, she has watched Phoenix blossom into the most highly sought after city to live in…building lifelong relationships along the way. Her motto is “If you can dream it…we CAN achieve it”, always willing to go the extra mile to meet her client’s needs.

Throughout Kalencia’s career she has received extensive training in new home construction, community planning, marketing, staging, and most recently certified as a Green Property Expert.  Focusing on sustainability and energy efficiency, allows Kalencia to assist both buyers and sellers in adding an additional layer of increasing their financial investment, and reducing their energy consumption.   

 

 

Unless you have unlimited funds, buying a house always involves compromise. Maybe you trade a longer commute for more space, or accept outdated décor to live in a more established neighborhood with better schools. One major choice that homebuyers often have to consider is whether to buy a brand-new home (or build one) or move into a previously owned house. 


According to data from the U.S. Census Bureau, new home sales are on the rise again (although still lower than in 2009). And, thanks to the now-defunct housing boom, there are plenty of new homes on the market; enough to last for nearly eight months at June's rate of sale. New homes have some distinct advantages and drawbacks. Here we'll cover the top benefits and drawbacks of being a home's first owner. Consider these advantages for new homes before you decide.

Customization
What often attracts buyers to a brand-new home is the option to customize. If you start from scratch, you can be involved in the planning and design of nearly every element of your new abode, but even if you buy a pre-planned house from a builder, you may still get input on minor elements of the layout and will be able to choose the colors and materials for your paint, flooring, bathrooms and kitchen. 

If you buy a previously owned home, it comes as is. Sure, you'll still be able to customize it, but this may come at an additional cost, and you'll be on your own in terms of deciding what to do, dragging home the materials and finding a contractor. 

Warranty 
Builders often provide a Warranty on brand-new homes to cover any defects in the home's construction. In fact, many states have mandatory provisions for home warranties, some of which can last up to 10 years. This can provide real peace of mind for homeowners because they can count on not having to shell out for major repairs during the first few years they own their house. 

The flipside to this is that there are many unknowns in a new home that an owner of an older home would not have to worry about. Is the construction sound? Is the foundation likely to shift? With a new home, only time will tell how well it will mature. With an older home, you'll have a pretty good idea of how well it's built based on how it's holding up. In addition, homeowners can run into problems with builder warranties if the builder goes out of business, or if the defect is not covered under the warranty. 


Safety/Building Codes
By law, brand-new homes must conform to the most up-to-date building codes that apply to the area. This means that building codes that apply to the electrical system, plumbing, fire safety and natural disaster protection may be present in newer homes, while older homes will have been built under previous codes. A new home may also use better technology in heating, cooling and insulation. This doesn't necessarily mean that an older home is less safe, but it will certainly be less efficient and will cost more to bring up to date. 

The tradeoff may be that newer homes tend to use less-expensive materials such as laminated wood products, plastic and vinyl which may not have the same lifespan as the hard woods, brick and aluminum that are more likely to be found in older homes. 

Contemporary Layout
If you are comparing new and old homes, you may often find that new homes have bigger kitchens, more open layouts and much more storage. This is because these are elements that appeal most to today's buyers. This hasn't always been the case. If you buy a house built in the 1940s or '50s, for example, it's likely to have a compact kitchen and a formal dining room, whereas a brand new home is more likely to sport a large, open-concept kitchen with an eating area. Larger closets are also a hallmark of newer designs. 

That said, many newer homes tend to be farther from the core of Phoenix. If you like suburban life, this might not be a problem for you. If you long for a short commute, you may need to open to choosing an older house. 

Low Maintenance
What many people like about a brand-new home is the fact that they can just move right in, particularly if they've had a hand in the materials used to finish the house. Every element of a new home is, well, shiny and brand new, which means that owners can sit back and enjoy their new homes without having to get their hands dirty. That said, some people like digging into home renovation projects, and even in a new home might find themselves itching to make changes. 

In addition, because everything on a new home was installed at the same time, homebuyers are likely to enjoy a bit of a honeymoon period, during which they won't have to make even basic repairs. If you don't like doing the dirty work (or can't stand a mess, for that matter), a new or newer home – or an old one that has already been fully updated - is likely to appeal to you.

The Bottom Line
When you're ready to start house-hunting, make a list of the elements of the home that are most important to you. Then, when you're weighing which house is right for you, you'll have a good sense of what you're willing to give up and what you can't live without. It's unlikely that you'll love every aspect of your home, but if you succeed in finding one (new or old) that meets your most important requirements for home sweet home, you should be able to settle in just fine.

Direct download: existing_home_or_new_home_final.mp3
Category:Busines -- posted at: 3:23pm PDT
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Top 6 factors to Consider for Homebuyers in Phoenix

In this episode of Valley of the Sun Real Estate Show I will be joined by local Phoenix Realtor Javier Espinoza with Remax New Heights Realty and we will be going over the Top 6 factors you need to Consider when purchasing a home in Phoenix Arizona. 

As a first-time buyer, there is much to consider. Here we have a look at some of the factors that may influence your decision, including: good school systems, tax breaks, reasonable housing, reasonable living costs and low crime rates.

Good Schools #6 of the Top 6 factors to Consider for Homebuyers in Phoenix

Buying a house in an area that has good schooling should be a consideration even if you don't have children of your own. Why? Well, when the time comes to sell, you'll learn that strong school districts are a top priority for many home buyers; thus helping to boost property values and helping you to sell your home.

Tax Breaks #5 of the Top 6 factors to Consider for Homebuyers in Phoenix


Unfortunately we all have taxes to pay, but don't forget that different areas have very different tax regulations in place. Where you choose to live could save you thousands of dollars each year! 


Affordable Housing #4 of the Top 6 factors to Consider for Homebuyers in Phoenix

Where in Phoenix will your dollar go the furthest? This can be one of the most important factors in the house hunt. "U.S. News" analyzed data from the National Association of Realtors and the U.S. Census Bureau, and compared median property prices with median household incomes. The places that were deemed the most 'affordable' were those where buyers might pay a very small fraction of their annual incomes in mortgage repayments to buy mid-market homes.


Cost of Living #3 of the Top 6 factors to Consider for Homebuyers in Phoenix


With the economy these days, a cheaper area to live may be just what the doctor ordered. But we're not just talking about mortgages and rent. Cheap cost of living includes everything from the average price of a hamburger in a city to the price of a three-bedroom house. So, where can offer you affordable housing, food, transportation and healthcare?


Crime #2 of the Top 6 factors to Consider for Homebuyers in Phoenix


High crime rates might well put you off living in a particular place. It's always worth remembering that big cities are, by their very nature, more likely to have high crime rates. Nevertheless, it's an important consideration, and so Areavibes.com has compiled a list of the 'safest' cities in America based on the violent crime and property crime in each area.

By this measure, Scottsdale, Ariz. is the safest place to live in the U.S. The number of violent crimes in Scottsdale is 61% less than the state average, and almost 50% less than the national average. 


Location Location, Location #1 of the Top 6 factors to Consider for Homebuyers in Phoenix

 


So, there you have it. The single most important factor when buying a home is location, location, location. Anything else can be changed, but once you buy, you can't change the town, city or state your home is situated in.

So, be sure to do your research into the myriad of factors you need to consider, and make sure that your home is an investment you can rely on. 

Itunes youtube

Direct download: top_6_factors_final.mp3
Category:Busines -- posted at: 12:50pm PDT
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In this episode of Valley of the Sun Real Estate Show I will be joined by local Phoenix Realtor Javier Espinoza with Remax New Heights Realty and we will be going over the decision making process for renting and for purchasing a home. If you are undecided on what you should do then this will hopefully help you with your decision. 

Extremely low mortgage rates and rising rents in Phoenix have led some people to dive into homeownership more quickly than they’d originally planned. However, others are choosing to wait. The truth is, there’s no one right answer when it comes to determining whether to rent or purchase a home.

There are a number of considerations you must make when making this decision. Renting and buying both present a number of pros and cons, and your own financial situation may be the biggest factor of all.

Pros & Cons of Renting

Despite the fact that you can’t build equity, renting offers you the most freedom and flexibility, especially if you are on a month-to-month lease.

 

Advantages

  • No Maintenance Is Required. In most cases
  • It’s Easier to Move. When your lease is up you can move to a different home with out the hassel of selling
  • You Can Avoid Owning a Depreciating Asset.. There is no gaurentee of appreciation with any asset.

Disadvantages

  • Your Monthly Payment Can Increase. Rents have been rising in Phoenix, so you may be facing an increase in your monthly housing payment as soon as your current lease ends.
  • You Don’t Build Equity. When you rent, your housing payment provides you with a place to live, but will not provide you with an asset to sell when you are ready to move.
  • You Don’t Receive Tax Benefits. Homeowners can deduct their mortgage interest payments and their property taxes from their federal income tax, which reduces the final cost of homeownership. Renters cannot deduct any of their housing expenses.
  • You Can’t Paint or Remodel Without the Owner’s Approval. While some landlords are kind enough to let you paint your apartment, you’ll have to get their permission and consult on the color. If you want to make other changes or upgrade an appliance you’ll have to put in a request with your landlord or apartment manager.

Pros & Cons of Buying a Home

Homeownership is not for everyone, but there are some financial and emotional advantages that can be enticing.

Advantages

  • You Can Build Equity. Historically, homes rise in value anywhere from 4% to 6% per year. Even if your home doesn’t increase in value, though, you’ll be building equity as you pay down your mortgage as long as your home maintains its value.
  • You Can Take Advantage of Tax Breaks for Homeowners. Homeowners can deduct their mortgage interest payments and property taxes. These deductions offset the cost of your housing.
  • Your Housing Payments Will Stay Stable. As long as you have a fixed rate mortgage
  • You May Be Able to Use Your Home as an Investment. If you buy a home and choose to leave it, you can rent it out rather than sell and generate income. 
  • You Can Settle in a Community. Once you commit to owning a home, you are more likely to become more involved in your community because you know you’ll be there for years. 
  • You Have the Freedom to Decorate as You Please. One of the joys of homeownership is the ability to change your environment to suit your tastes. 

Disadvantages

  • You Have to Pay for Your Own Maintenance. As a homeowner, you must spend time and money keeping your home in good repair. 
  • Your Home Is an Illiquid Asset. If you would need to sell because of a job relocation or change in your circumstances, you may not be able to sell your home as quickly as you would like or for as much money as you want.
  • You Must Pay Property Taxes. Property taxes can go up, making your home less affordable.
  • Your Home Could Lose Value. As many people have learned the hard way, there’s no guarantee that your home will increase in value over time.
  • Buying a Home Requires a Cash Investment. You need to use up your savings for a down payment and closing costs and for other expenses of homeownership. 
  • Homeowners’ Insurance Is Mandatory If You Have a Mortgage. As a renter, renters insurance is recommended but not required. 

Important Questions to Consider

1. How Long Do You Expect to Live There?

 

2. What Are the Costs of Buying?

 

How to Calculate Your Costs
When you rent a home, you typically need to make a security deposit and pay a month or two of rent. As long as you take care of your home, you’ll get your security deposit back when you move. But buying a home costs considerably more money upfront, which is why you need to stay in the home for a few years to build equity and earn a return on your investment.

To start, you need cash for an earnest money deposit when you make an offer on a home, usually anywhere from $500 to $1,000, or as much as 5% of the sales price. You also need to make a down payment of at least 3.5% of the home price with an FHA loan, or 5% to 20% with a conventional loan. On a $100,000 home, this will be at least $3,500. 

In addition to your  down payment, you have to pay closing costs – usually 2% to 5% of the home price depending on your local real estate market. Other costs of homeownership include moving costs, paying for inspections (such as a home inspection and a termite inspection), repairing or replacing appliances if necessary. It’s essential that you consider all these costs within the context of the cash you have available to you. The last thing you want, for example, is to live in an unfurnished home or one in need of repair, because you spent everything you had funding the home purchase.

3. What Are Your Future Plans?

 

4. Do You Have the Ability to Finance a Home Purchase?

If you’re considering buying a home, your first step should be to meet with a lender to determine whether you qualify and, if so, how much you can borrow. Your ability to qualify depends on several major factors:

 
  • Credit Score
  • Income
  • Debt-to-Income Ratio
  • Assets

If you fall short on any of the above criteria, you may be better off renting until you can improve your credit score and save more money.

couple buying house

Final Word

Buying a home is a major decision that shouldn’t be taken lightly, but when faced with rising rent and low mortgage interest rates that make purchasing more affordable, you should take the time to consider the pros and cons of both renting and buying. Long-term homeowners, even those whose homes lost value during the recession, can build wealth that can be used to fund their retirement or pay for college. As long as you can comfortably afford your housing payments and are emotionally prepared to commit to homeownership, buying a home can be a smart financial move.

 

Direct download: Final_cut.mp3
Category:general -- posted at: 3:55pm PDT
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5 Reasons YOU Shouldn't For Sale by Owner

In this episode I will be joined by Awni Abbas of the Abbas group and Author of the book Ultimate Guide to Central Phoenix real Estate. We will be going over 5 main reasons why YOU should not list your home For Sale by Owner. If you think that you can sell your home on your own then you will want to listen to this before you do. 

for sale

1. There Are Too Many People to Negotiate With

Here is a list of some of the people with whom you must be prepared to negotiate if you decide to FSBO.

  • The buyer who wants the best deal possible
  • The buyer’s agent who solely represents the best interest of the buyer
  • The buyer’s attorney (in some parts of the country)
  • The home inspection companies which work for the buyer and will almost always find some problems with the house
  • The appraiser if there is a question of value
  • Your bank in the case of a short sale

2. Exposure to Prospective Purchasers

Recent studies have shown that 92% of buyers search online for a home. That is in comparison to only 28% looking at print newspaper ads. Most real estate agents have an extensive internet strategy to promote the sale of your home. Do you?

3.  Actual Results also come from the Internet

Where do buyers find the home they actually purchased?

  • 43% on the internet
  • 9% from a yard sign
  • 1% from newspapers

The days of selling your house by just putting up a sign and putting it in the paper are long gone. Having a strong internet strategy is crucial.

4. FSBOing has Become More and More Difficult

The paperwork involved in selling and buying a home has increased dramatically as industry disclosures and regulations have become mandatory. This is one of the reasons that the percentage of people FSBOing has dropped from 19% to 9% over the last 20+ years. 

5. You Net More Money when Using an Agent

Many homeowners believe that they will save the real estate commission by selling on their own. Realize that the main reason buyers look at FSBOs is because they also believe they can save the real commission. The seller and buyer can’t both save the same commission.

Studies have shown that the typical house sold by the homeowner sells for $184,000 while the typical house sold by an agent sells for $230,000.   This doesn’t mean that an agent can get $46,000 more for your home as studies have shown that people are more likely to FSBO in markets with lower price points. However, it does show that selling on your own might not make sense.

Bottom Line

Before you decide to take on the challenges of selling your house on your own, sit with a real estate professional in your marketplace and see what they have to offer.

Direct download: episode_5_Reasons_you_shouldnt_for_sale_by_owner_final_cut.mp3
Category:Busines -- posted at: 8:33am PDT
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State of the Phoenix housing Market Fall 2014 and what the Future may be

In this episode I will review what Mike Orr, director of the center for Real Estate Theroy and Practice at the W.P. carey School of Business, has recently said about the Phoenix housing market and give my opinon from a lenders perspective on the state of Lending. If you are thinking of purchasing or selling your home in the next year this is and episode that you will want to hear.

Jayson

Direct download: State_of_the_Phoenix_housing_Market_Fall_2014.mp3
Category:Busines -- posted at: 5:06pm PDT
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