Tips to Follow Before Making an Offer on a House

We understand how overwhelming the homebuying process can be. Here are three tips every potential homeowner should keep in mind while following the steps in this checklist.

Don’t Rush Into a Decision: Take ample time to explore all of your options, from evaluating local real estate trends to learning about property taxes and insurance costs associated with owning the house.

Hire Professionals: Hiring qualified professionals, such as real estate attorneys, mortgage lenders, or inspectors, is essential to avoid potential pitfalls later down the line.

Don’t Overspend: Make sure that the final agreed-upon price aligns within the limits defined by your mortgage preapproval. The excitement of buying a home often leads buyers to overextend themselves financially.

Your Ultimate Checklist for Making an Offer on a House

Invest ample time, seek expert advice, and thoroughly assess each aspect. With meticulous planning, you’ll be one step closer to finding your ideal home. This checklist will walk you through the necessary details to make a well-informed and advantageous decision before making an offer on your home.

Get Pre-Approved Before Making an Offer

Getting pre-approved for a mortgage should be the first step in your homebuying process. A pre-approval letter from your lender will give you the upper hand when negotiating with sellers. Plus, it saves you from the heartbreak of falling in love with a house you can’t afford. You’ll need to approach reliable mortgage lenders, providing them with necessary financial documents such as proof of income, credit history, and assets.

Consult with a mortgage lender for estimates on making monthly mortgage payments, considering interest rates and the down payment amount—factor in costs like homeowners association fees (if applicable), property taxes, and home insurance.

Evaluate the Current Real Estate Market

What are the current market conditions? Are homes selling above or below the asking price? How long do these properties linger on the market?

Evaluate real estate trends, including home prices, average time on the market, and selling prices compared to list prices. An experienced real estate agent familiar with your desired location can help you navigate the homebuying process. Choose a licensed agent who knows the area well.

Researching Your Desired Neighborhood

Location is a crucial factor when buying a home. Before you commit to buying your ideal residence, be sure to research the surrounding area and neighborhood. Don’t get stuck in a place where the only food source is an unreliable convenience store or the closest school district is miles away. Here’s what you need to do:

• Evaluate local school districts
• Assess proximity to essential amenities
• Check out area crime rates
• Compare average house prices

Research the Property History

Before making an offer, it’s essential to get a sense of the background of your potential home. This can be achieved by checking tax records, property appraisers’ records, or court documents.

A key part of due diligence is learning about the house’s history as much as possible. When was it built? When did the current owner buy it? What renovations were done over time? Similarly, consider future plans, too, such as proposed developments nearby, which may influence the property value significantly over time.

Review Seller Disclosures Carefully

Always review seller disclosures carefully before making an offer. Reading the seller disclosures thoroughly will help you avoid any unforeseen issues in the future.

Seller disclosure statements are crucial in revealing potential issues with the property, such as past repairs or known defects. By thoroughly reviewing these documents, you’ll be better equipped to make an informed decision about your prospective home sweet home.

Physically Inspecting Homes Under Consideration

Don’t overlook the crucial step of physically inspecting homes under consideration. Even beautifully staged homes can hide costly flaws.

Importance of Thorough Physical Inspection: A thorough inspection reveals hidden issues like structural damage, outdated systems, and potential mold problems.

What to Look for During Inspection: Pay attention to details like water damage, foundation cracks, and electrical or plumbing issues. Ask questions and request further inspection if needed.

Before making an offer, don’t skip professional home inspections. Hire a professional home inspector after researching the listing price and comparing properties. They’ll uncover potential problems that may affect your decision or negotiation that might be missed by participating parties.

Making Offers & Finalizing Purchase Details

Once pre-approved and familiar with your local housing market, it’s time to make an offer! Armed with a clear budget and knowledge of market trends, you can confidently search for properties that align with your preferences and financial capabilities.

Your agent can help you with this process and negotiate on your behalf. Once your offer is accepted, the closing process awaits, with a home inspection, appraisal, and finalizing your mortgage to get you ready to move into your new home.

Take the First Step, Get Pre-Approved

Cross it off your checklist: get pre-approved before making an offer on a home. At Mortgage 1, we offer a swift and simplified pre-approval process. And when it comes to finding a qualified Realtor, our team of experts is here to assist you. We can connect you with vetted Realtors who will provide guidance throughout the entire homebuying process.

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This is the biggest purchase of your life, so it pays to be prepared. Here are five things to avoid when buying a home.

Don’t Rush Into a Decision

Buying a home is a major investment and it’s important to take your time and make an informed decision. Don’t feel pressured to make an offer on a home without thoroughly researching the property and the area.

Don’t Ignore the Hidden Costs

The price of the home is not the only cost you need to consider. There may be hidden costs such as property taxes, homeowner association fees, and maintenance and repair expenses that can add up quickly.

Don’t Ignore the Home Inspection

A home inspection is a crucial step in the home buying process as it can reveal potential issues with the property that may not be visible to the naked eye. Don’t skip or ignore the inspection as it can help you make an informed decision and negotiate repairs or price adjustments with the seller.

Don’t Overextend Your Budget

It’s important to have a clear understanding of your financial situation and not overextend your budget when buying a home. Consider all of your expenses, including mortgage payments, utilities, and maintenance costs, and make sure you can comfortably afford them.

Don’t Forget About Resale Value

While it may not be on your mind when you’re buying a home, it’s important to consider the resale value of the property. Factors such as location, school district, and neighborhood can all impact the resale value of a home, so it’s important to keep this in mind when making your decision.

If you’re ready to start your journey to homeownership, give us a call! We’re here to guide you every step of the way.

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Here are some general guidelines to help you estimate a reasonable home price range.

Determine your monthly income.

Start by calculating your monthly income, including all sources of income such as salary, bonuses, and investments.

Calculate your monthly expenses.

Next, calculate your monthly expenses such as car loans, student loans and credit card payments.

Determine your debt-to-income ratio.

Your debt-to-income ratio (DTI) compares your monthly debt payments to your monthly income. A lower DTI generally means you can afford a higher home price. To calculate your DTI, add up all of your monthly debt payments (such as car loans, student loans, and credit card payments) and divide that number by your monthly income. The resulting percentage is your DTI.

Your DTI should not exceed 50% after your mortgage payment is included in your calculations.

Consider your down payment.

A larger down payment will lower your monthly mortgage payments and allow you to afford a more expensive home. Most lenders require a down payment of at least 3% of the home’s purchase price, but there are programs available with 0% down. Ask your Loan Officer which program if best for your unique needs!

Use an affordability calculator.

You can use an online affordability calculator to estimate how much home you can afford based on your income, expenses, and down payment. Our mobile app, Pro Snap, allows you to calculate your potential mortgage payment in the palm of your hand.

Remember that buying a home involves additional costs beyond the purchase price, such as closing costs, property taxes, and homeowner’s insurance. It’s important to consider all of these expenses when determining how much you can afford to spend on a home.

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Here are the five things people should know before buying a house.

Know Your Budget

Before you start house hunting, it’s crucial to determine how much you can afford to spend on a house. Make sure you factor in all the costs associated with homeownership, such as property taxes, insurance, utilities, and maintenance expenses. You’ll also need to consider your down payment and closing costs. Knowing your budget helps you narrow down your search and ensures you don’t get in over your head with a home you can’t afford.

Location is Key

The location of a property is one of the most important factors to consider when buying a house. The location affects the home’s value, your commute to work, access to amenities, and the quality of the schools. Before you make an offer, research the neighborhood’s crime rates, property values, and proximity to public transportation, shopping centers, and other essential amenities. You’ll also want to consider the property’s proximity to major highways or airports if you travel frequently.

Work with a Local Lender

Local mortgage lenders offer personalized service that can help homebuyers navigate the complex process of obtaining a mortgage. Local lenders are familiar with local market conditions. We know our local neighborhoods, so we know what’s going, what the trends are, and we use that knowledge when helping buyers obtain mortgages. In a competitive market, a pre-approval from a local lender can help your offer stand out among the rest.

Hire a Real Estate Agent

A Real Estate Agent can help guide you through the home buying process, negotiate on your behalf, and offer valuable insights into the local real estate market. A knowledgeable and experienced Real Estate Agent can help you find properties that meet your needs and budget, navigate the home inspection process, and ensure that all the necessary paperwork is completed correctly.

Don’t Skip the Home Inspection

A home inspection is a crucial step in the home buying process. It helps you identify potential issues with the property before you finalize the purchase. A professional home inspector will thoroughly examine the property’s structure, electrical systems, plumbing, and other essential components to ensure everything is in good working condition. If the inspection reveals any problems, you may be able to negotiate with the seller to make repairs or adjust the sale price to account for the necessary fixes.

By knowing your budget, considering the location, hiring a real estate agent, conducting a home inspection, and working with a local lender, you’ll be better equipped to make an informed decision and find the perfect property for your needs.

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We’re here to help.

What is PMI?

From Freddie Mac: For homeowners who put less than 20% down, Private Mortgage Insurance or PMI is an added insurance policy for homeowners that protects the lender if you are unable to pay your mortgage.

It is not the same thing as homeowner’s insurance. It’s a monthly fee, rolled into your mortgage payment, that’s required if you make a down payment less than 20%. While PMI is an initial added cost, it enables you to buy now and begin building equity versus waiting five to 10 years to build enough savings for a 20% down payment.

While the amount you pay for PMI can vary, you can expect to pay approximately between $30 and $70 per month for every $100,000 borrowed.

How can you remove PMI?

Private Mortgage Insurance can be removed from your mortgage under the following circumstances.

1. You put down 20% (or more) when you purchase your home.
2. If you plan to stay in the home for many years, ask your Loan Officer about paying for PMI upfront instead of monthly.
3. PMI is automatically removed by your mortgage loan servicer when your balance reaches 78% of the original purchase price.
4. Refinance your mortgage when you have 20% equity in the home and PMI will be removed.

Veterans and Active-Duty Service Members who purchase a home with a VA Loan will not be charged PMI (no matter how much money they put down).

When meeting with your Loan Officer, ask which option is best for you. They will help guide you in the right direction.

If you have additional questions about PMI, or the mortgage process in general, give us a call.

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Homeownership has a variety of practical benefits, too:

Building equity: As you make mortgage payments, you build equity in your home, which is the difference between your home’s market value and how much you owe on your mortgage. As your equity grows, you can borrow against it or use it to secure a second mortgage.
Tax advantages: Homeowners may be able to deduct mortgage interest and property taxes from their federal income taxes. This can result in significant savings over the life of the loan.

Appreciation: Over time, the value of your home may appreciate, or increase in value. This can provide a significant financial benefit if you decide to sell your home in the future.

Forced savings: Making a mortgage payment each month is a form of forced savings, because you are paying into an asset that you own.
Stability and community: Owning a home can provide a sense of stability and a sense of belonging to a community. You can make your house a home, and you have the freedom to decorate and make changes as you wish.

Investment: Owning a home can also be considered as an investment that can appreciate in value over time. It’s one of the most common way of investment on real-estate.

YOUR HOME CAN HELP YOU BUILD EQUITY

Equity is the value of the property that you own outright. Building equity in a home means increasing the amount of the property that you own outright. When you first purchase a home, the majority of your mortgage payments will go towards paying off interest on the loan, with only a small portion going towards paying off the principal balance. Over time, as you make mortgage payments, you will pay off more and more of the principal balance, which will increase your equity in the home.

Another way to build equity in a home is through property appreciation. If the value of the home increases, your equity will also increase, even if you haven’t made extra payments towards the principal balance. Additionally, making improvements to the home, such as renovations or adding square footage, can also increase the home’s value and your equity in it.

It’s important to note that building equity in a home also means that you are building an asset for yourself. You may be able to borrow against the equity in your home to make other investments or to use it as collateral for a loan. Also, when you sell a home, the equity can be a source of funds, either to buy another home or to use for other financial goals.

It is also worth noting that if you have an adjustable rate mortgage, or ARM, your payments may change over time, and it may take longer to build equity in your home. Furthermore, if the housing market is declining, it may be more difficult to build equity and even your home value may decrease.

YOUR HOME MAY PROVIDE TAX SAVINGS

There are several tax advantages to owning a home, including deductions for mortgage interest and property taxes.

Mortgage Interest Deduction: The interest paid on your mortgage is tax-deductible, up to certain limits. The limits change periodically and it’s good to check the updated limit based on the Tax reform laws, but for tax year 2021, the mortgage interest deduction limit for a primary residence is $750,000 for mortgages taken out after December 15, 2017, or $1,000,000 for mortgages taken out before December 15, 2017. If you have a second home or rental property, the interest on those mortgages is also tax-deductible, but the limit is $750,000.

Property Tax Deduction: You can also deduct the property taxes you pay on your primary residence or a second home. The limit for property tax deduction is $10,000. Keep in mind that if you are in a high-tax state, it’s more likely to reach this limit, and thus more of your property tax will be tax-deductible.

Capital Gain Exclusion: When you sell your primary residence, the profits made from the sale are generally tax-free, up to a certain limit. For tax year 2021, the limit is $250,000 for single filers and $500,000 for married couples filing jointly. This means that if you sell your home and make a profit, as long as the profit is below the limit, you won’t have to pay taxes on it.
Points Deduction: If you paid “points” or “loan origination fees” to get your mortgage, you may be able to deduct these fees on your tax return.

It is important to keep in mind that these are the general tax benefits, but it’s always best to check with a tax expert or consult IRS website to get the most up-to-date information, and to understand how they may apply to your specific tax situation.

YOUR HOME MIGHT APPRECIATE IN VALUE

The rate at which a house will appreciate in value can vary greatly depending on a number of factors, such as the housing market, location, and condition of the property.

In general, the national average rate of home appreciation over the past century has been around 3% per year. However, this rate can vary significantly depending on the location and the local housing market.

In some areas of the country, such as in large cities or high-demand areas, homes have appreciated at rates much higher than the national average, sometimes as much as 10% or more per year. In other areas, especially those where the housing market is weak, homes may appreciate at a rate that is lower than the national average, or may even decline in value.

In addition, you should keep in mind that the appreciation of a house is not guaranteed, it can fluctuate depending on the market conditions. As an example, during an economic recession, the housing market may decline, resulting in a decrease of home values, or in some cases, even a negative appreciation.

YOUR HOME CAN SERVE AS AN INVESTMENT

A home can be considered an investment for a few reasons:

Appreciation: As mentioned earlier, over time, the value of a home can appreciate, which means the home may be worth more in the future than what you paid for it. This appreciation can be considered a return on investment.
Forced savings: Making a mortgage payment each month is a type of forced savings. The money you are spending on your mortgage payments is helping you to pay off an asset, as well as build equity.

Tax benefits: As I’ve also mentioned, the mortgage interest and property taxes are both tax-deductible which can provide a significant tax savings for homeowners, which in turn can increase the return on investment.

Rental income: If you own a home, you may be able to rent out a portion of it or the entire property, this can provide additional income.
Future use: A home can also be considered an investment because it can be used for future financial gain, such as being able to sell it for a profit, or using it as collateral for a loan.

It’s worth noting that like any investment, homeownership has its own set of risks and uncertainty. Market conditions, interest rates, and other factors can affect the value of a home, and there’s no guarantee that a home’s value will appreciate. Therefore, it’s always good to do your own research and consult with professionals before making a decision.

If you need help with the mortgage process, give us a call!

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However, for many lenders, that’s not enough to be considered a good mortgage candidate. As a borrower, your DTI is utilized in various situations to determine your level of risk. For instance, if your DTI is too high, opportunities to make a big purchase, such as a mortgage, may be limited.

How to Calculate Your DTI Ratio

DTI Ratio = (Monthly expenses ÷ Pre-Tax Income) x 100
Start by adding up your monthly bills such as:

Rent or house payment
Alimony or child support
Student loans
Auto payments
Other
Next, divide your total sum by your gross monthly income (income before taxes). Multiply by 100. Your result is your DTI ratio.

The goal is to keep your DTI ratio as low as possible. The lower the ratio, the less risky you are to lenders. An adequate DTI ratio is below 36 percent. Typically, having a DTI ratio of 43 percent is the maximum ratio you can have in order to be qualified for a mortgage.

Front-End DTI vs. Back-End DTI

There are two variations of DTI: Front-End and Back-End.

A front-end DTI calculates how much of a person’s gross income is going towards housing costs.
Front-End DTI = (Housing Expenses ÷ Gross Monthly Income) x 100

A back-end DTI calculates the percentage of gross income going toward other types of debt (credit cards, car loans, etc.).
Back-End DTI = (Total monthly debt expense ÷ Gross Monthly Income) x 100

The main difference between Front-End and Back-End DTI ratios is that the front-end ratio only considers the mortgage payment and other housing expenses whereas the back-end ratio considers all other types of debt. Lenders will utilize this ratio in conjunction with the front-end ratio to approve mortgages.

Why is Knowing Your DTI Ratio Important?

Your DTI ratio is utilized by lenders as a measuring tool. Your DTI ratio helps lenders determine your ability to manage your finances, specifically, your monthly payments to repay the money you borrowed. Keep in mind that lenders do not know what you will do with your money in the future, so they refer to historical data to verify your income and debt totals. Moreover, your DTI ratio illustrates that you have a sufficient balance between your income and debt, thus, are more likely to be able to manage your mortgage payments.

If you are considering buying a home or have questions about your DTI ratio, give us a call!

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This is what you need to know.

WHAT IS MSHDA?
The Michigan State Housing Development Authority “provides financial and technical assistance through public and private partnerships to create and preserve safe and decent affordable housing, engage in community economic development activities, develop vibrant cities, towns, and villages, and address homeless issues.” Part of its mission is to make owning a home in Michigan an affordable and realistic goal for as many people as possible. In addition to buying a home, it also offers programs for improving existing properties and dealing with foreclosure.

WHAT ASSISTANCE DOES MSHDA OFFER FIRST-TIME HOME BUYERS?
The MI Home Loan and MI Home Loan Flex programs help first-time buyers with their downpayment. In addition to homebuyer education classes, these MSHDA products provide loans of up to $7,500 statewide. In many areas throughout the state, this amount can be increased to $10,000. (See this ZIP code list or state map to see which areas qualify for larger MI Home Loan amounts.)

WHO QUALIFIES FOR FIRST-TIME MSHDA HOME BUYER ASSISTANCE?
If this is your first time buying a home, you should look into the MI Home Loan and MI Home Loan Flex programs. To qualify, you must meet the following requirements:

Complete Homebuyer Education classes.
Have a minimum credit score of 640-660 (depending on the type of home).
Meet household income limits based on area and household size.
Additionally, only homes that are priced $224,500 or less are eligible for assistance with downpayment.

IS MI HOME LOAN ONLY FOR FIRST-TIME HOME BUYERS?
No – MI Home Flex is available to all home buyers that meet its criteria. And in certain targeted areas, MI Home Loan is available to both new and repeat home buyers.

SHOULD FIRST-TIME HOME BUYERS CHOOSE MSHDA’S MI HOME OR MI HOME FLEX?
That depends on your financial and personal circumstances. MI Home Flex is a little more flexible and only requires one adult to apply (i.e. one partner out of a couple). Consult with a loan professional for more details – they will help you determine which best meets your needs.

As Michigan’s top MSHDA lender, Mortgage 1 is ready to help you understand what Michigan loan programs are right for you. We’ve helped many first-time home buyers navigate MSHDA’s Mi Home and MI Home Flex programs, and we can help you find answers to all your home-buying questions.

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Here’s how borrowers can impact their interest rates.

Credit Score: Lenders use your credit scores to predict how reliable you will be in repaying your loan and is the most significant variable in deciding your credit score. In general, consumers with a higher credit score receive a lower interest rate than those with buyers with lower credit scores. Mortgage rates vary considerably between credit scores of below 640 and above 740.

Down Payment: Because mortgage lenders see a lower level of risk when you have more stake in the property, a larger down payment can mean a lower interest rate. With 20 percent or more down, your interest rate will be lower. There are loans available with good interest rates that require PMI which is mortgage insurance to protect the lender in the event a borrower stops paying their loan.

Loan Amount: Depending on the size of the loan, home buyers can pay higher interest rates on loans that are particularly high or low. The lender will have to adjust the rate due to the costs of a smaller loan and the risk factors that come with a large loan amount.

Loan Term or Duration: The term or duration is how long you to pay the loan back to the lender. Typically, shorter term loans have lower costs and interest rates, with higher monthly payments. Longer term loans will have monthly payments because they are spread out over a longer time period. Your Michigan Mortgage loan officer can analyze your unique situation to guide you to the best loan for you.

Loan Type: There a number of loan types to choose from, all having different eligibility requirement. Rates can vary significantly depending on what type of loan is chosen. The most common types of loans are known as conventional, VA, RD, and FHA loans. You can learn more about the different loan options by visiting our website.

Home Location: Often times, lenders offer slightly different interest rates depending on the state they live in. whether you are purchasing in a rural or urban area can also be a factor. So, it is important to talk to a local lender versus a national lender to get accurate rates.

There is no cookie cutter process to determine your interest rate. By understanding how your interest rates are determined will give you a better understanding of the best loan and interest rate for your unique situation. Mortgage 1’s highly knowledgeable loan officers can guide you to the very best loan for your needs.

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Whether you’re in the red or in the green, your credit score is key.

Here’s more about credit scores and the impact they may have on your home-buying experience.

Question: What elements of the home-buying process are affected by credit score?

Answer: Credit scores play a big role in all aspects of the home-buying process. First, it determines whether or not you qualify. It also determines the type of loan you qualify for and the interest rate associated with that loan. Your credit score will also determine if you qualify for a loan assistance program or are able to get a better rate on private mortgage insurance.

Question: If a customer is interested in working with us, what should be their target credit score?

Answer: Typically, we like to see at least a 620 credit score for customers pursuing an FHA loan. We can be a little more flexible with a VA loan and service customers with a 600 score. We ask that our Conventional customers aim for a 680, but with a good mortgage history, we may be able to offer Conventional financing to customers with a lower score.

Question: If buyers fall short of our target credit score, what steps do you suggest they take to improve their score?

Answer: A credit card, also known as a revolving line of credit, has the biggest impact on credit if you desire a quick turnaround. If you have a credit card, use it wisely. Always make your payments on time and keep a low balance compared to your card limit. For clients who do not have a credit card, we recommend that you get one right way and start using it. Remember, credit cards are a great tool to improve your credit, but if used inappropriately, they can negatively impact your score.

Shopping for your dream home is far more exciting than credit scores and mortgage loans, but both are equally important.

“Many times, shoppers get excited about a home rather than a mortgage, which is totally understandable. However, when they are not able to move forward with the process of actually purchasing a home, it causes them a great deal of frustration.”

In today’s competitive market, it is especially important to speak with a knowledgeable lender so you can actually find the house of your dreams and obtain financing.

To avoid the letdown, our goal is to establish a healthy relationship with each one of our customers. We aim to educate and offer advice for each client’s unique situation.

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