Archive for the 'Sacramento Home Buyers' Category

Choosing The Right Mortgage Program in Today’s Competitive Sacramento Real Estate Market

Mortgage Application

Buying a home in the Sacramento area means choosing the right mortgage program.

Home Buyers in Sacramento frequently ask me “What Type of Mortgage Should I Get?” Especially here in our Competitive Sacramento Real Estate Market, Choosing The Right Mortgage Program  is an important part of the home buying process.

Before you Decide on a Home Loan. There are a few things you should be clear on as a home buyer.

First, just be ready to enter a competition: As a home buyer in today’s Sacramento Home Market, you are one of many, many, well informed and well educated price hunters. And you are all judges in a very complex beauty pageant! Price and value are so important and so critical to today’s Sacramento home buyers, that homes that are priced well and conditioned correctly are attracting multiple offers.  And these Beauty Pageant and Price War winners are going for full or above full asking prices quickly. Buying a home in Sacramento has become very, very competitive  over the last few years.  Even with the recent increase in the number on homes for sale here, we are seeing many, many homes selling for asking or over asking price, within days of being placed on the market-

So, if you see a home and fall in love with the condition, location and price… in nearly every single case, many other buyers will find it and fall in love as well- and the sellers must pick through multiple offers to find the offer that meets their needs and also represents the strongest, most likely offer to be successful and close on time -The next step in for you home purchase is actually deciding who you want on your team. Having the right Lender, the right Agent and  has become critical in this competitive real estate market.

No matter Which Home Loan You Decide to use, it’s best to be clear about certain points-

How long will I live in this house?

What are my five or ten years goals

Do I want to make home improvements?

Do I need cash on hand for other expenses or  other investments?

Do I like to take financial risks?

Do I want to be debt-free?

Getting clear on these basic, fundamental goals. This always seems to make Choosing Your Home Loan much easier-

The next step in choosing a mortgage for you home purchase is actually deciding who you want on your team. Having the right Lender, the right Agent and choosing the right type of home loan has become critical in this competitive real estate market.

So as a home buyer in the , building a winning team of professionals, people who have a winning track record and a track record of success is the most critical thing you can do-

All of these scenarios and choices will need to be considered as you and your mortgage lender Discover Which Loan Program Works Best for you.

Once you choose a lender and provide the Documents Needed for a Home Loan, you will be asked to clarify your goals, your objectives in order to identify the different  types of home loans you qualify for and that meet your needs and goals:

The conventional 30-year fixed loan may not be for you. Consider and compare all the options. There are hundreds of mortgage products out there, so be sure to find the right one for your needs. Before you approach any lenders, figure out your financial strategy.
Now that you have a reasonable picture of your financial philosophy, shop around and evaluate your options. Don’t rush into the first loan offer you get.

If you can afford to take financial risks and have the assets and credit score to back it up, you can get the best deals. Go for mortgage products that allow you to pay the least amount of cash while still satisfying your loan obligation. Consider these:

You can choose a longer loan term, such as 30 years or more. The longer your amortization period, the lower your monthly payments would be, but the more interest you’d pay. If you borrow $100,000 at 8 percent interest over 30 years, you would pay $164,000 in interest along with the principal by the end of the term. Your mortgage payment would be $733 a month. A 15-year mortgage, in contrast, would require a $955 monthly payment.
Skip the down payment and go for an “80-20” loan. A standard loan funds the first 80 percent and a second loan with higher interest rates finances a 20 percent down payment. This option also gets rid of private mortgage insurance, or PMI, which is typically required for homes bought without 20 percent down payments. PMI protects the lender in the event that a borrower defaults on a loan.

Consider an adjustable rate mortgage (ARM) if you want to keep some cash or take advantage of a low interest rate. The rate is fixed for the first few years, then begins floating. But be aware of market conditions – if rates rise, so do your payments. This option makes sense for serial relocators, who don’t plan to be in a home for more than five years. A three or five-year ARM lets you make low payments and gets you through the typical mortgage cycle. If rates drop, you can refinance. If rates rise, you can sell.

Interest-only mortgages also let you keep more cash. They do not require principal payments during an initial period, typically three, five or 10 years. After the initial period, borrowers must begin repaying principal over the remaining life of the loan. By comparison, a traditional amortizing loan requires principal and interest payments from day one, with more of the monthly payment going to interest in the early years and to principal in the later years.

Homeowners can lower their monthly payment by 20 percent to 25 percent by skipping principal payments in the early years, but they must be prepared for a big jump in payments when the interest-only period ends. A lower initial monthly payment may also allow you to qualify for a bigger home loan. The downside? When housing prices fall, you could end up owing more on your home than it’s worth.
To qualify, you normally must have good credit or pay a slightly higher fee or interest rate. Balloon payment mortgages are short-term, fixed-rate loans that involve small payments for a certain time period and then one large payment (the balloon payment) for the remainder of the loan.

If you don’t like debt and risk, you may want to stick with conventional loans with fixed rates and shorter terms, making big down payments and extra principal payments whenever possible. If you go with a 30-year mortgage, you could refinance after 10 years. You could get a lower rate and dramatically reduce your principal balance in a shorter period.
Here are more tips for finding the right home loan:

Buying or selling a home in the Sacramento area is a huge project.  Get educated and take your time- interview several professionals in each area where you will need a consultant and advisor- Real Estate Agents and Mortgage Lenders are not all created equal!

Before you interview us, listen to Listen to what our past clients and what you have to look forward to! 

The Hoyt Group Testimonials

Click to hear recent

from happy clients


Then, give us a call, text, or email!


p.s. Do you know what your home is worth? Forth does! 

Forth Hoyt 
e-PRO, RDCPro, PFC,Certified HAFA Specialist, 
Master’s Club Life Member

The Hoyt Group Keller Williams Realty 
DRE 01319540

[email protected]

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New And Improved California First-Time Homebuyers Tax Credit Signed



California Homebuyer Tax Credit Will Add $10,000

California Homebuyer Tax Credit Will Add $10,000




Californa’s Newest First Time Homebuyers Tax Credit is  for Resale Existing Homes and New Construction!

The CA first time homebuyers tax credit has been revamped, and will now allow a credit for first time home buyers looking for existing (resale) homes, as well as new construction. The passage of this bill is due in large part to CAR’s non-stop continual push in Sacramento over the last few weeks.

Homebuyers can claim 5 percent of the purchase price against their California taxes, up to $10,000.

“I have been up and down the state pushing this important housing bill that will get people off the fence and into homes while creating jobs and stimulating our economy,” CA Gov. Schwarzenegger said in a statement.

The new tax credit will provide $200 million in tax credits for home buyer tax credits, allocating $100 million for qualified first-time home buyers of existing homes, and $100 million for purchasers of new, or previously unoccupied, homes. The eligible taxpayer who purchases a qualified personal residence on and after May 1, 2010, and on or before Dec. 31, 2010, or who purchases a qualified principal residence on and after Dec. 31, 2010, and before Aug. 1, 2011, pursuant to an enforceable contract executed on or before Dec. 31, 2010, will be able to take the allowed tax credit. Again, the credit is equal to the lesser of 5 percent of the purchase price or $10,000, and willl be applied to your taxes in equal installments over three consecutive years. Under AB 183, purchasers will be required to live in the home for at least two years or forfeit the credit (i.e., repay it to the state).

You may or may not remember the last CA tax credit ran out of money and was abandoned well before it was supposed to end, so once again, it is urged that anyone thinking of purchasing a home moves forward as quickly as possible if they want to be assured of securing their $10,000.

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Sacramento Short Sale Buying Tips: Qualifying the Short Sale

Buying a Sacramento short sale will definitely become easier and easier in the next several months and the process will continue to evolve, change, and morph into a more traditional transaction for years to come.


Buying A Short Sale

Contact a Certified Short Sale Agent about buying a short sale.

However; your Buyers Agent- if they are at all experienced with with todays market- will know that there are some short sales will never close!Secondary Mortgages (any Junior Liens) that have been added after the purchase or have been refinanced (any non purchase money loans) are full recourse in California– the first will go away with the house– no matter what; if it goes to foreclosure, closes as a short sale, whatever… but non-purchase money seconds may stay intact and become non-secured debt… just like credit card debt.Short Sale qualifying is just asking questions; the right questions will allow yor agent to find shortsales that have a high chance of being approved: Your Short Sale Specialist will find out things like:1) The Kind of loans involved; recourse or non-recourse.2) If recourse; the sellers (think homeowners) financial situation, hardship status and/or their willingness/ability to make a contribution, sign a note, or otherwise pay off any secondary note holders demand (which may be full recourse).3) Which banks are involved and their policies regarding first liens, secondary liens, recourse debt, hardship rules etc.4) Know the market, the absolute market value of the home– (banks don’t like to leave money on the table) what the Broker’s Price Opinion, or Appraised value of the home will be and the amount of money the first will be short; and the policies of each bank involved–If you don’t know these things gong in, you will find them out during the process, usually weeks or months into the short sale processContact a Certified Short Sale Agent about buying a short sale right here.  Many, many times, the short sale you have fallen in love with and cannot live without may very well become an REO.There is also the chance that your short sale will, at the eleventh hour, not be approved because the banks or servicers suddenly want to include language stating the seller agrees that the lender has the right to pursue a deficiency judgment or the balance unpaid on the promissory note… Many homeowners, when they realize this problem is not going away, file bankruptcy– again, at the eleventh hour- after you and your family have been waiting months for the home of your dreams.Make sure your Buyer’s agent is also a Sacramento short sale listing agent and a Sacramento Short Sale Specialist and works with a team that specializes in these complicated and ever-changing transactions!Short sale negotiating is definitely a moving target– it is nearly a full-time job just to stay on top of educated of all the different banks, servicers, secondary investors rules of procedure and the institutional/political policy changes.Some short sales will never close! Find out why!By the way…here’s where I remind everyone that I am NOT a lawyer, and that if you have any questions or concerns about your legal situation– get an attorney! I have several great Real Estate Law, Mortgage Law, Contract Law and Bankruptcy Law specialists that I can refer you to!

Contact a Certified Short Sale Agent about buying a short sale.

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Sacramento Short Sales Will Definately Improve in 2010


Sacramento Foreclosure Solution Expert Report

Short Sale Help Is On The Way! BofA Implements The REOTrans Equator Short Sale Process Module.

Sacramento Short Sales are here to stay… and with more and more defaults and homeowners in foreclosure, short sales will become even more and more rampant in Sacramento.


Bandk of Amerioca Short Sale System

Short Sale Help

The problems with most Sacramento short sale transactions are the extremely slow communication, processing, negotiating and approval of short sale files.Even though their are several banks that have been really good to work with; Wachovia has been good for a long time, Chase is becoming a breeze; Wells Fargo is getting things lined up, and now even Freddie Mac and Fannie Mae are pledging to help the Short Sale Process to become smoother.

Click here for Sacramento short sale help.

The “writing is on the wall” for 2010 to become the year that servicers, banks, institutions and secondary investors all get their act together to help make the short sale process more mainstream, less painful, confusing and stressful for buyers!

Over the last few years; often times, after Sacramento buyers have written offers on two, three, even four or more short sales without success, they just quit looking at short sales altogether and look for an REO or equity sale…

We will Surely look back at 2010 as the year the game changed… as more and more banks implement systems to make the Short Sale Processmore streamlined, easier to manage and even transparent; more like traditional real estate transactions! Sacramento’s real estate market will see a huge change as Bank of America gets its act together and starts closing short sales faster and more consistently

Click here for Sacramento short sale help.

The new Equator Short Sale Processing Module  (formerly known as REOtrans) has been launched as the industry’s first short sale processingonline portal. The amount of people I talk to here in the Sacramento area just amazes me; its like one of every three or four people I visit with about their mortgage have a BorA or Countrywide BofA

Although Equator has declined to name the lender, the new Internet based platform, as recently reported by the San Francisco Chronicle, will be used by Bank of America. A representative from BofA recently told the Chronicle that they were using the Equator platform to manage the short sale process. Great news, as Bank America is hands down the WORST bank to deal with on short sale files right now! 

The Short Sale platform will allow everyone involved in the transaction to work together, in real time with access to all documents, processing requests etc. and will be a huge asset in helping to shorten the time frames of short-sale approvals.

As reported in DSNews:

“This is the first time that short sales have been handled through an electronic platform,” said Equator CEOChris Saitta. “With our new system, everyone works together in real time, dramatically improving communication and approval timeliness for our client, its borrowers, vendors, and real estate agents.”

Just think– The short sale process becoming more like traditional real estate!

Click here for Sacramento short sale help.

If you are a buyer or a homeowner with questions about your options, Contact me today for Sacramento Short Sale Help!

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Senate REALLY Close To Replacing First-Time Buyers Tax Credit!

This will be HUGE for our Sacramento Housing Market!! I’ve beeen watching this closely…

Home Buyer Tax Refund

Oct. 27 (Bloomberg) — U.S. Senate leaders moved closer to an agreement replacing an expiring $8,000 tax credit for first- time homebuyers with a smaller one that would expand access to so-called step-up purchasers, two people familiar with the matter said.

The deal would reduce the size of the tax credit to 10 percent of the sale’s price, capped at $7,290, the people said. The credit would be available on home purchases that are under contract by April 30, and borrowers would have 60 days more to close the sale. The existing credit is due to end Nov. 30.

The new agreement, which is still being negotiated and may change, would grant the credit to borrowers who have lived in their current home for at least five years. Lawmakers want to keep home sales from slipping as the economy struggles to recover from the worst drop in home prices since the Great Depression.

The demand for new homes and condominiums may increase by “more than two times because you’re allowing step-up buyers into the equation,” said Andrew Parmentier, a managing partner at Height Analytics, a research firm in Washington. “ You just opened up a whole new pool of people who can buy into those empty homes and empty condos that were built out.”

The income eligibility for first-time homebuyers would remain the same at $75,000 for individuals and $150,000 for couples. The income criteria for step-up buyers would be $125,000 for individuals and $250,000 for couples.

The credit would be limited to homes costing $800,000 or less. There is currently no price cap on home purchases.

Unemployment-Benefits Bill

Lawmakers are trying to attach the legislation, which is also being considered by leaders in the House, to a bill extending unemployment benefits under debate on the Senate floor, said Richard Durbin of Illinois, the Senate’s No. 2 Democrat.

Senator Bill Nelson, a Florida Democrat, told reporters yesterday of the tax credit that “we should be able to extend that later this week.” Nelson was traveling with President Barack Obama on Air Force One to a speech in Jacksonville, Florida.

Lawmakers are also considering pairing the new homebuyer credit with a broader tax benefit for businesses with net operating losses, and passing that as a separate bill. The tax break, a priority for homebuilders, would allow companies to apply losses incurred in 2008 and 2009 to amend up to five years worth of earlier tax returns to get a refund of taxes paid in years when they were profitable.

That provision, along with the step-up, would be “extremely positive for the homebuilders,” Parmentier said.

A version of the benefit was included in February’s economic stimulus bill, though it was limited to companies with receipts under $15 million. Business groups, including the Washington-based National Association of Manufacturers and National Association of Home Builders, lobbied unsuccessfully to have the benefit expanded to larger companies.

To contact the reporters on this story: Dawn Kopecki in Washington at [email protected]; To contact the reporters on this story: Ryan J. Donmoyer in Washington at [email protected].

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California’s Latest Foreclosure Moratorium Will Barely Be felt

With another highly publicized moratorium starting here in California on June 15th; many buyers, sellers, and real estate professionals have wondered how big the impact will be on the housing inventory here in the Sacramenot area.

It seems the impact has already been felt and dealt with.

Lenders and loan services that already have a comprehensive loan modification program in place are exempt from the law. So most banks, lenders and servicing companies, even if they did not have one in place originally, have put one in place since the law was written in February when The California Foreclosure Prevention Act was included in legislation was passed that approved the state budget. The moratorium started on June 15. 

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Proposed Bill To Expand Tax Credit

 S. 1230,  The Homebuyer Tax Credit Act of 2009, a new bill just introduced by a bipartisan group would almost double the current homebuyers credit. The bill would surely help our Sacramento market, as it would not be limited to just first time buyers, but it does have some limitations…

From DSnews yesterday:

Bill Seeks To Expand Homebuyer Tax Credit
Carrie Bay | 06.16.09

Sen. Johnny Isakson (R-Georgia), along with nine bipartisan cosponsors, has introduced S. 1230, The Homebuyer Tax Credit Act of 2009. The bill would increase the federal tax credit for the purchase of a home from the current amount of $8,000 to $15,000. It would also extend the benefit to all homebuyers, not just first-time purchasers.

The expiration of the tax credit would be pushed out as well. Currently, the $8,000 first-time credit has a sunset date of December 1, 2009. The new credit would become available immediately on the date of enactment, and be in effect for one year after. The legislation also would eliminate the income caps of $75,000 for an individual and $150,000 for a couple under the current tax credit so that there is no income limit for eligibility.

Joe Robson, chairman of the National Association of Home Builders (NAHB), said his organization supported Congress’ consideration of tax measures as a means to restore housing health. “The current $8,000 first-time home buyer tax credit has proved to be an effective policy targeted toward a specific demographic group that is showing tangible results,” Robson said. “Enhancing this credit would help to stoke the economic engine at a key point in our recovery.”

However, unlike the existing tax credit, the new one would not be refundable, meaning that the credit can only be applied toward the homebuyer’s tax liability and will not be paid out in the form of a refund if the credit exceeds liability. As a result, the tax credit downpayment programs instituted by several state governments and HUD would be less available because the homebuyer’s tax liability must be known in order to calculate the actual credit amount.

David G. Kittle, CMB, chairman of the Mortgage Bankers Association (MBA), said, “As this bipartisan proposal moves forward, we hope that policy makers will make the tax credit refundable as a tax refund if the person’s tax liability is less than the amount of the credit, so borrowers can take full advantage of this benefit.”

Kittle added that lawmakers should also ensure the tax credit is made available at the closing table, since one of the greatest hurdles for many homebuyers is saving money for their downpayment.

The Business Roundtable, which is an association of CEOs from large corporations, has been aggressively lobbying lawmakers of late to increase the homebuyer tax credit to $15,000 and make it available to all consumers.

Richard A. Smith, president and CEO of Realogy Corporation and chair of Business Roundtable’s Housing Working Group, said, “If the housing market is not corrected or stabilized, the tide of the recession is not likely to reverse in the near term, and the slide in the economy overall will continue. We believe targeted, demand-side solutions … will provide a critical next step for a housing recovery that will help create jobs and boost the economy as a whole.”

In addition to the tax credit expansion, the CEOs have recommended the Federal Reserve push forward with its efforts to keep 30-year fixed mortgage interest rates low and do so for the next 12 months. The Roundtable is also calling on Congress to make permanent the temporary conforming loan limit of $729,750 for high-cost markets, and wants regulators to conduct a comprehensive review of servicers’ foreclosure mitigation and loan modification programs due to rising re-default rates.

Sen. Isakson has pushed hard for a non-repayable tax credit for homebuyers because he says he knows it will work. Isakson spent more than three decades in the real estate business, beginning his business career in 1967 when he opened the first Cobb County, Georgia, office of a small, family-owned real estate business, Northside Realty. Isakson later served as president of Northside for 20 years, growing the company into one of the largest independent residential real estate brokerage firm’s in the Southeast.

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Most First Time Buyers Want Move In Ready!

With all of the distressed properties for sale (nearly 80% in some price ranges and neighborhoods) here in the Sacramento area, it is sometimes a challenge to find properties that are move-in ready.According to a recent poll, only 7% of home buyers were looking for a fixer.

“First-time buyers are skeptical of buying homes that need improvement,” says Eric Mangan, a spokesman for “Sellers certainly don’t need to remodel the kitchen, but they want to make sure that their homes showcase very well.”

Non-distressed sellers, or equity sales, as they have come to be known, can definitely ask a premium in this market, if the property is well maintained, impeccably clean  and staged like a model-home.

I have had sellers who didn’t want to spend the money or take the time to do the small fix-ups, who wanted to sell “as-is”, but still wanted to price their home higher than the distressed properties in the area.

My advice to them has been; if you want to price at a premium, the condition, curb-appeal and staging must be perfect. Even then, a buyer will only pay so much for these; your premium probably can’t be more than 3 to 5 percent, in most cases.

You must also be conscious of the appraised value, cleanliness and curb appeal are hard to adjust for on an appraisal basis.  When the only comparable sales available to an appraiser are those of distressed properties, the premium of a non-distressed sale is very hard to put a price to.

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FHA Says First time Buyers To Have Quicker Access to $8,000 Tax Credit

With the Sacramento region’s already low-low median-home price; which is slightly more than the national figure, many people who never thought they would own a  home are now in the position to buy. However, there are still many people who can afford the monthly payment but are having a challenge putting together enough cash for closing costs and down payment. In an effort to Jump-start first time home buyers, last week, the Department of Housing and Urban Development unveiled a policy change which will provide the tax credit up-front. Recently, first time buyers accounted for half of all purchases during the first quarter nationwide.

Even with the low 3.5% down payment offered by FHA added to traditional closing costs, it could easily take $12,000 to $15,000 to get into a $200,000 home.  And now there will be a way for first time home buyers to come up with $8000 of that, to be used for everything but the down payment.

President Obama’s economic stimulus plan, which was introduced in February, included a tax credit to the extent of $8,000 for first-time home buyers. However, home buyers would receive the credit from the Internal Revenue Service (IRS). Typically you get a tax credit “back” when you file your tax return. So the credit either reduces the amount of tax you owe, or if you owe no additional tax then you are sent a refund check for the amount of the credit, after you file your 2009 tax return in early 2010.

The HUD policy change will enable borrowers to receive a loan they can repay with their tax credit. The advance from the lender cannot be used for the 3.5% down payment that borrowers have to make for FHA loans. Most typical loans have $3,000 to $5,000 in closing costs, title insurance, and other fees. The advance can be used by borrowers for meeting such costs. Keith Gumbinger of, a publisher of mortgage and consumer loan information, says the program “could just grease the wheels for a couple more people to get into FHA.”

The federal government defines anyone who hasn’t owned a principal residence for three years as a first timer.

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First Time Sacramento Area Buyers Are Taking Advantage!

With the over 35% drop in the Sacramento area median home price, first time buyers are swarming! It’s so fun to talk to people who have realized that they can buy now. People who have been priced out of the market, people with good credit, money in the bank, great jobs and powerful thirst for  home ownership are easy to find right now.

With the Sacramento area’s affordability, first time buyers are competing with investors for homes in the more affordable pricranges; and with some of the great financing available, they are winning more than you’d think! With a lot more inventory to go through before this downturn in our market is over, I am telling people to “take your time and get it right”…

It could be a long time before the market rebounds enough for a homeowner to sell at a profit, after cost of sales is figured into the deal, so just make sure the home you write an offer on is one you and your family will be happy in for several years!

First-time home buyers who purchase homes before December 1, 2009 are eligible for a tax credit of up to $8,000.  To qualify the purchaser my not have owned a residence during the three years prior to the purchase.  The tax credit is only available when buying a primary residence.

The tax credit is determined by the price of the home and the buyers income.  The tax credit is equal to 10 percent of the purchase price of the home, up to a maximum of $8,000.  To receive the maximum credit income for single buyers may have income up to $75,000 and for married couples incomes up to $150,000.

I found this great little explanation of the tax incentives for a first time buyer vs. renting in a a market such as the one here in Sacramento…

“I’ve got a little analysis here that talks about the difference between renting versus owning. Say you’ve got somebody who earns say $75,000 annually, paying $1,500 a month rent, and they’re going to buy something for $300,000. We’ll use 5 percent as the rate.

They’re roughly going to be paying on Federal Housing Authority loan about $2,070 a month. That’s everything, give or take — taxes, insurance, principal and interest. The feds, as Robin has said, are giving an $8,000 tax credit.

They’d be paying about $12,500 in federal taxes and about $4,100 in state taxes when they’re renting. When they’re owning, they’re going to be paying about $8,100 in federal and $2,700 in state taxes.

What that comes down to is about a $5,800 a year tax benefit, which is $488 a month.

So, if your payment is, say, $2,070, and you’re going to wind up getting approximately a $488 a month tax write-off, not counting the $8,000 bonus incentive there, there’s only about $50 or $75 difference between renting and owning.

That’s a big, big piece in driving the market at $350,000 and under.”

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