In future Tuesday meetings Kathie would like to start off with what’s in the news because that is what you clients are hearing every day. So if you see an article in the news that you think is interesting and has to do with our business clip it out and bring it to the next meeting.
The office now has free WiFi. You must understand that this is an unsecured connection and CBWS takes no responsibility for support of this service or connectivity issues that arise. This is not supported by the NRT HelpDesk either.
CBWS Foundation now has a website. Check it out at www.givehousing.com/cbws. This is the last week to vote for Doc on Dancing with Realtor stars.
Kathie will be having weekly office training sessions. Schedule will be coming very soon. She wants to meet with each of you and work with you on getting listings. Listings are what this business is all about. Listings are the heart of our business. She also wants you to do open houses. Open houses are a great listing vehicle. You need to focus on newer listings that are priced right in nice areas. Be selective. Do in an area that you would want to farm. Neighbors want to know what their home is worth in today’s market. Holding open houses shows we are active, not giving up to what the public is saying. Open houses with you name on is huge and are huge listing tools. The more the neighbors see your sign the more reason for them to know you selling their neighborhood.
Chris Stevens said that FHA is tighting up on lending. The flip rule will be going away on Feb. 1st.
Things we are grateful for this week are:
High definition TV
Winter Olympics in high definition
A gas station near by when you realize you are almost out of gas
Generosity of strangers
Tulips in spring
Morning mist
Parents on Blind side
Fresh coffee
Working with you
Tuesday, January 26, 2010
Wednesday, January 20, 2010
Meeting Notes from January 19, 2010
The 2010 Marketing Campaign was kicked off today. The new campaign includes sponsorship for Cincinnati Zoo babies this year. This event receives significant exposure throughout the region and is one of the most highly attended events of the spring/summer season. It also includes the Coldwell Banker Match Program with the Cincinnati Reds. This is a unique program that combines urban and suburban baseball organizations for a handful of annual events. As part of the Match Program, kids, coaches & parents blend in order to find common ground and break through social cultural and racial stereotypes. It includes 20 neighborhoods throughout greater Cincinnati. We will benefit from the CBWS log on all match program uniforms, recognition of support at each event, recognition at Great American Ball Park on the day of the match program field parade, the post season recap dinner & program at the National Underground Railroad Freedom Center, in all promotional aspect & collateral materials involved with the program, as part of the Civil Rights Game “Youth Summit” at Fountain Square & subsequent downtown march to ball park and much more. The “I am” campaign also includes two TV spots, eight eCards and postcards and in a home page ad tile on cbws.com. This year’s campaign reinforces the attributes of the CBWS sales associate. These attributes show you are resourceful, a problem solver, highly trained, an advisor, an innovator and knowledgeable. The “I am” an innovator who will bring new thinking to the table. Contact me today. I am cbws.com. With this campaign it important that you have your database up to date and especially with e-mail addresses.
Don’t forget to vote for Doc for his “Dancing with realtor stars” event which will be Jan. 30 at the Hilton Continental Ballroom, downtown. Tickets are $50. per person and portions of the sales go to the participating charities. Each vote for Doc will cost you $1.00 on line for his favorite charity.
Happy birthday to Alycia Boggs, Gail Ash, Norm White, David Oldham and Tandra Merritt who are having birthdays the next 2 weeks.
This is just another reminder that if you can’t take your phone time it is YOUR responsibility to find someone that can take it. It is not fair to the person before you to not show up like what happened over the weekend. When you do this it lets the whole team down.
We will have another CE class here tomorrow (Wed.) from 1-4. It is good for Core Law which is one of the required courses for your 30 hrs.
Don’t forget to vote for Doc for his “Dancing with realtor stars” event which will be Jan. 30 at the Hilton Continental Ballroom, downtown. Tickets are $50. per person and portions of the sales go to the participating charities. Each vote for Doc will cost you $1.00 on line for his favorite charity.
Happy birthday to Alycia Boggs, Gail Ash, Norm White, David Oldham and Tandra Merritt who are having birthdays the next 2 weeks.
This is just another reminder that if you can’t take your phone time it is YOUR responsibility to find someone that can take it. It is not fair to the person before you to not show up like what happened over the weekend. When you do this it lets the whole team down.
We will have another CE class here tomorrow (Wed.) from 1-4. It is good for Core Law which is one of the required courses for your 30 hrs.
Thursday, January 14, 2010
MEETING NOTES FOR JAN. 12, 2010
The office now has Wi-Fi available for everyone. There are two way of using it. The company offers it for a fee and with that you will get free spyware, support from NRT and you will be able to print direct to the network printers. The other way is for free but that comes with no support from NRT and you will not be able to print from your computer to the network printers. To print you will have to put it on a thumb drive and take that to the office computers to print it.
This is a reminder to everyone that the new HUD statements are now being used by the title companies. You want to be sure when checking your HUD statements before closing that the $175.00 fee is included in the commission. There will be no break out for the $175.00 on the HUD’s. It is rolled directly into the commission figure now.
A representative will be here on Jan. 19 at 1PM to show you all the advantages of Top Producers. The class is free. This will be well you time.
Chris Stevens said to be careful when selling condo’s today. Many of the loans for condos are being turned down now because of the reserves in the HOA or because of legal issues with the HOA. You might want to check into that before your buyer spends money for a home inspection and loan application fees.
This is a reminder to everyone that the new HUD statements are now being used by the title companies. You want to be sure when checking your HUD statements before closing that the $175.00 fee is included in the commission. There will be no break out for the $175.00 on the HUD’s. It is rolled directly into the commission figure now.
A representative will be here on Jan. 19 at 1PM to show you all the advantages of Top Producers. The class is free. This will be well you time.
Chris Stevens said to be careful when selling condo’s today. Many of the loans for condos are being turned down now because of the reserves in the HOA or because of legal issues with the HOA. You might want to check into that before your buyer spends money for a home inspection and loan application fees.
Thursday, November 12, 2009
Office meeting notes 11/12/09
Steven Rish had his surgery yesterday and they think that they were able to break up the kidney stone so he can pass it. We wish Steven a speedy recovery.
If you are sick PLEASE DO NOT come into the office. Also if you have kids that are sick DO NOT bring them to the office either. Please be respectful of your fellow workers and keep them well.
The tickets for the next program in the Elevation Series are available. The speaker is Ed Hatch and his subject will be “Mind your own business—Designing a Personal Business Plan”. It will be at Receptions in Eastgate. The tickets are worth $25.00 but you get them for free. Please see Claire if you can go. It will be well worth your time.
Janet Davis stopped by to congratulate the Wyoming Office for being mortgage leader for the month of September. She also asked for suggestions for topics for upcoming training classes. Some of the suggestions were more in depth technology training, how to use everything that realtor.com has to offer, creative marketing tips, e-marketing and more in depth CBolt classes. She also said that the “Banks” project is coming out of the ground but at this point they will be all rentals and not condos as previously planned.
Starting after the first of the year CBWS will be changing their Fast Start training classes. They will be a 5 week class from 9 to 1 each day with homework to be completed so when a new agent finishes the class they will be ready to go.
Don’t forget next Tuesday is our Thanksgiving lunch here at noon.
The first time homebuyer tax credit has been extended into 2010 plus a new tax credit for certain existing home owners. It also gives those who already own a residence some additional reasons to move to a new home. This incentive comes in the form of a tax credit of up to $6500 for qualified purchasers who have owned and occupied a primary residence for a period of 5 consecutive yrs during the last 8 yrs. It also raised the income level to qualify.
We have a new Concierge Specialist at the Home Resource Center where she will be serving both West Shell & King Thompson companies. Her name is Jenny Foss. She has been in the real estate industry in many different capacities since 1992. Her background began in mortgage and title and she became a licensed real estate agent in 1999. Having been an agent herself she understands how critical customer service skills are in this business. She delivers a take charge attitude and is always eager to help.
Linda will be having a CE class here on December 3 from 1-4. The class is “Business Planning”. She would like all of you to sign up to attend this class and get prepared for next year. Please sign up to attend with Susan in the training dept.
Congratulation to Evelyn Disher Hill. She received 2 checks in October for 2 different outgoing referrals she sent out by just making a phone call.
There will be a Crash Course class here this Saturday so if you are in and see new faces please be nice to them. They are going to be new agents with CBWS.
If you are sick PLEASE DO NOT come into the office. Also if you have kids that are sick DO NOT bring them to the office either. Please be respectful of your fellow workers and keep them well.
The tickets for the next program in the Elevation Series are available. The speaker is Ed Hatch and his subject will be “Mind your own business—Designing a Personal Business Plan”. It will be at Receptions in Eastgate. The tickets are worth $25.00 but you get them for free. Please see Claire if you can go. It will be well worth your time.
Janet Davis stopped by to congratulate the Wyoming Office for being mortgage leader for the month of September. She also asked for suggestions for topics for upcoming training classes. Some of the suggestions were more in depth technology training, how to use everything that realtor.com has to offer, creative marketing tips, e-marketing and more in depth CBolt classes. She also said that the “Banks” project is coming out of the ground but at this point they will be all rentals and not condos as previously planned.
Starting after the first of the year CBWS will be changing their Fast Start training classes. They will be a 5 week class from 9 to 1 each day with homework to be completed so when a new agent finishes the class they will be ready to go.
Don’t forget next Tuesday is our Thanksgiving lunch here at noon.
The first time homebuyer tax credit has been extended into 2010 plus a new tax credit for certain existing home owners. It also gives those who already own a residence some additional reasons to move to a new home. This incentive comes in the form of a tax credit of up to $6500 for qualified purchasers who have owned and occupied a primary residence for a period of 5 consecutive yrs during the last 8 yrs. It also raised the income level to qualify.
We have a new Concierge Specialist at the Home Resource Center where she will be serving both West Shell & King Thompson companies. Her name is Jenny Foss. She has been in the real estate industry in many different capacities since 1992. Her background began in mortgage and title and she became a licensed real estate agent in 1999. Having been an agent herself she understands how critical customer service skills are in this business. She delivers a take charge attitude and is always eager to help.
Linda will be having a CE class here on December 3 from 1-4. The class is “Business Planning”. She would like all of you to sign up to attend this class and get prepared for next year. Please sign up to attend with Susan in the training dept.
Congratulation to Evelyn Disher Hill. She received 2 checks in October for 2 different outgoing referrals she sent out by just making a phone call.
There will be a Crash Course class here this Saturday so if you are in and see new faces please be nice to them. They are going to be new agents with CBWS.
Tuesday, November 10, 2009
NRT LeadRouter 3.0 Agent Training Schedule for November/December 2009
NRT LeadRouter 3.0 Agent Training Schedule for November/December 2009
To register for any of the NRT LeadRouter 3.0 Agent Training Sessions, click on the registration link below the class date/time. You will then be prompted to enter your first and last name and your email address. Once you register for a class, you will receive a confirmation email with instructions on how to log into the WebEx session. The session password for all classes is: adminpw
You will also need to join the audio conference in order to hear the instructor. To join the audio conference, please follow the instructions below:
Call the conference bridge number: 973-407-5555, When prompted, enter the Meeting ID: 5007
Class dates/times for November/December 2009:
Tuesday, 11/3/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862672&UID=1134719277 and register.
Thursday, 11/5/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862677&UID=1134719282 and register.
Tuesday, 11/10/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862682&UID=1134719302 and register.
Thursday, 11/12/09 at 11:00am Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862687&UID=1134719307 and register.
Tuesday, 11/17/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862692&UID=1134719312 and register.
Thursday, 11/19/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862697&UID=1134719317 and register.
Tuesday, 11/24/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862702&UID=1134719322 and register.
Tuesday, 12/1/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123466107&UID=1137732382&RT=MiMxMQ%3D%3D&FM=1 and register.
Thursday, 12/3/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465377&UID=1137729912&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/8/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465177&UID=1137729917&RT=MiMxMQ%3D%3D&FM=1 and register.
Thursday, 12/10/09 at 11:00am Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465382&UID=1137730252&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/15/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465182&UID=1137729922&RT=MiMxMQ%3D%3D&FM=1 and register.
Thursday, 12/17/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465387&UID=1137730257&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/22/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465187&UID=1137729927&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/29/09 at 1:00pm Eastern TimeTo register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465392&UID=1137730262&RT=MiMxMQ%3D%3D&FM=1 and register.
To register for any of the NRT LeadRouter 3.0 Agent Training Sessions, click on the registration link below the class date/time. You will then be prompted to enter your first and last name and your email address. Once you register for a class, you will receive a confirmation email with instructions on how to log into the WebEx session. The session password for all classes is: adminpw
You will also need to join the audio conference in order to hear the instructor. To join the audio conference, please follow the instructions below:
Call the conference bridge number: 973-407-5555, When prompted, enter the Meeting ID: 5007
Class dates/times for November/December 2009:
Tuesday, 11/3/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862672&UID=1134719277 and register.
Thursday, 11/5/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862677&UID=1134719282 and register.
Tuesday, 11/10/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862682&UID=1134719302 and register.
Thursday, 11/12/09 at 11:00am Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862687&UID=1134719307 and register.
Tuesday, 11/17/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862692&UID=1134719312 and register.
Thursday, 11/19/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862697&UID=1134719317 and register.
Tuesday, 11/24/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=122862702&UID=1134719322 and register.
Tuesday, 12/1/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123466107&UID=1137732382&RT=MiMxMQ%3D%3D&FM=1 and register.
Thursday, 12/3/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465377&UID=1137729912&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/8/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465177&UID=1137729917&RT=MiMxMQ%3D%3D&FM=1 and register.
Thursday, 12/10/09 at 11:00am Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465382&UID=1137730252&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/15/09 at 1:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465182&UID=1137729922&RT=MiMxMQ%3D%3D&FM=1 and register.
Thursday, 12/17/09 at 4:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465387&UID=1137730257&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/22/09 at 6:00pm Eastern Time
To register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465187&UID=1137729927&RT=MiMxMQ%3D%3D&FM=1 and register.
Tuesday, 12/29/09 at 1:00pm Eastern TimeTo register for this training session ------------------------------------------------------- Go to https://mylearning.webex.com/mylearning/k2/j.php?ED=123465392&UID=1137730262&RT=MiMxMQ%3D%3D&FM=1 and register.
Monday, November 9, 2009
Final word on First Time Buyer Credit extension
First Time Homebuyer Tax Credit Extended Into 2010! Plus...A New Tax Credit for Certain Existing Home Owners!
It's official. President Obama has signed a bill that extends the tax credit for first-time homebuyers (FTHBs) into the first half of 2010. This program had been scheduled to expire on November 30, 2009.
In addition to extending the tax credit of up to $8,000 through June 30, 2010, the extension measure also opens up opportunities for others who are not buying a home for the first time.
So Who Gets What? The program that has existed for FTHBs remains intact with the one exception that more people are now eligible based on an increase in the amount of income someone may now earn.
Additionally, the program now gives those who already own a residence some additional reasons to move to a new home. This incentive comes in the form of a tax credit of up to $6,500 for qualified purchasers who have owned and occupied a primary residence for a period of five consecutive years during the last eight years.
Deadlines In order to qualify for the credit, all contracts need to be in effect no later than April 30, 2010 and close no later than June 30, 2010.
Higher Income Caps in Effect The amount of income someone can earn and qualify for the full amount of the credit has been increased.
Single tax filers who earn up to $125,000 are eligible for the total credit amount. Those who earn more than this cap can receive a partial credit. However, single filers who earn $145,000 and above are ineligible.
Joint filers who earn up to $225,000 are eligible for the total credit amount. Those who earn more than this cap can receive a partial credit. However, joint filers who earn $245,000 and above are ineligible.
Maximum Purchase Price Qualifying buyers may purchase a property with a maximum sales price of $800,000. First-Time Homebuyer Tax Credit – Frequently Asked QuestionsHere are answers to some commonly asked questions about the tax credit.
What is a tax credit? A tax credit is a direct reduction in tax liability owed by an individual to the Internal Revenue Service (IRS). In the event no taxes are owed, the IRS will issue a check for the amount of the tax credit an individual is owed. Unlike the tax credit that existed in 2008, this credit does not require repayment unless the home, at any time in the first 36 months of ownership, is no longer an individual's primary residence.
What is the tax credit for first-time homebuyers (FTHBs)? An eligible homebuyer may request from the IRS a tax credit of up to $8,000 or 10% of the purchase price for a home. If the amount of the home purchased is $75,000, the maximum amount the credit can be is $7,500. If the amount of the home purchased is $100,000, the amount of the credit may not exceed $8,000.
Who is eligible for the FTHB tax credit? Anyone who has not owned a primary residence in the previous 36 months, prior to closing and the transfer of title, is eligible. This applies both to single taxpayers and married couples. In the case where there is a married couple, if either spouse has owned a primary residence in the last 36 months, neither would qualify. In the case where an individual has owned property that has not been a primary residence, such as a second home or investment property, that individual would be eligible.
As mentioned above, the tax credit has been expanded so that existing homeowners who have owned and occupied a primary residence for a period of five consecutive years during the last eight years are now eligible for a tax credit of up to $6,500.
How do I claim the credit? For those taking advantage of the tax credit in 2009, you may choose to either apply for the credit with your 2009 tax return or you may apply for the credit sooner by filing an amended 2008 tax return with Form 5405 (http://www.irs.gov/pub/irs-pdf/f5405.pdf).
Can you claim the tax credit in advance of purchasing a property? No. The IRS has recently begun prosecuting people who have claimed credits where a purchase had not taken place.
Can a taxpayer claim a credit if the property is purchased from a seller with seller financing and the seller retains title to the property? Yes. In situations where the buyer purchases the property, even though the seller retains legal title, the taxpayer may file for the credit. Examples of this would include a land contract, contract for deed, etc. According to the IRS, factors that would demonstrate the ownership of the property would include: 1. the right of possession, 2. the right to obtain legal title upon full payment of the purchase price, 3. the right to construct improvements, 4. the obligation to pay property taxes, 5. the risk of loss, 6. the responsibility to insure the property and 7. the duty to maintain the property.
Are there other restrictions to taking the credit? Yes. According to the IRS, if any of the following describe your situation, a credit would not be due.
You buy your home from a close relative. This includes your spouse, parent, grandparent, child or grandchild.
You do not use the home as your principal residence.
You sell your home before the end of the year.
You are a nonresident alien.
You are, or were, eligible to claim the District of Columbia first-time homebuyer credit for any taxable year. (This does not apply for a home purchased in 2009.)
Your home financing comes from tax-exempt mortgage revenue bonds. (This does not apply for a home purchased in 2009.)
You owned a principal residence at any time during the three years prior to the date of purchase of your new home. For example, if you bought a home on July 1, 2009, you cannot take the credit for that home if you owned, or had an ownership interest in, another principal residence at any time from July 2, 2006, through July 1, 2009.
Can you buy a home from a step-relative and be eligible for the credit? Yes. Provided the person you are buying a home from is not a direct blood relative, the purchase would be allowed.
Can parent(s) who will not live in the property cosign for a mortgage for their child and the child that is a qualifying FTHB still be eligible for the credit? Yes.
Can a separated spouse who has not owned a home for four years qualify for the FTHB tax credit if the spouse has owned a property anytime in the last three years? No. However, the spouse may be eligible for the repeat buyer credit. The best path to take in any situation regarding income taxes is to speak with a professional tax preparer or CPA.
If you have any questions that fall outside the situations here, give me a call and if you do not have an accountant to speak with, I can refer you to one.
Chris Stevens
513-226 2235
It's official. President Obama has signed a bill that extends the tax credit for first-time homebuyers (FTHBs) into the first half of 2010. This program had been scheduled to expire on November 30, 2009.
In addition to extending the tax credit of up to $8,000 through June 30, 2010, the extension measure also opens up opportunities for others who are not buying a home for the first time.
So Who Gets What? The program that has existed for FTHBs remains intact with the one exception that more people are now eligible based on an increase in the amount of income someone may now earn.
Additionally, the program now gives those who already own a residence some additional reasons to move to a new home. This incentive comes in the form of a tax credit of up to $6,500 for qualified purchasers who have owned and occupied a primary residence for a period of five consecutive years during the last eight years.
Deadlines In order to qualify for the credit, all contracts need to be in effect no later than April 30, 2010 and close no later than June 30, 2010.
Higher Income Caps in Effect The amount of income someone can earn and qualify for the full amount of the credit has been increased.
Single tax filers who earn up to $125,000 are eligible for the total credit amount. Those who earn more than this cap can receive a partial credit. However, single filers who earn $145,000 and above are ineligible.
Joint filers who earn up to $225,000 are eligible for the total credit amount. Those who earn more than this cap can receive a partial credit. However, joint filers who earn $245,000 and above are ineligible.
Maximum Purchase Price Qualifying buyers may purchase a property with a maximum sales price of $800,000. First-Time Homebuyer Tax Credit – Frequently Asked QuestionsHere are answers to some commonly asked questions about the tax credit.
What is a tax credit? A tax credit is a direct reduction in tax liability owed by an individual to the Internal Revenue Service (IRS). In the event no taxes are owed, the IRS will issue a check for the amount of the tax credit an individual is owed. Unlike the tax credit that existed in 2008, this credit does not require repayment unless the home, at any time in the first 36 months of ownership, is no longer an individual's primary residence.
What is the tax credit for first-time homebuyers (FTHBs)? An eligible homebuyer may request from the IRS a tax credit of up to $8,000 or 10% of the purchase price for a home. If the amount of the home purchased is $75,000, the maximum amount the credit can be is $7,500. If the amount of the home purchased is $100,000, the amount of the credit may not exceed $8,000.
Who is eligible for the FTHB tax credit? Anyone who has not owned a primary residence in the previous 36 months, prior to closing and the transfer of title, is eligible. This applies both to single taxpayers and married couples. In the case where there is a married couple, if either spouse has owned a primary residence in the last 36 months, neither would qualify. In the case where an individual has owned property that has not been a primary residence, such as a second home or investment property, that individual would be eligible.
As mentioned above, the tax credit has been expanded so that existing homeowners who have owned and occupied a primary residence for a period of five consecutive years during the last eight years are now eligible for a tax credit of up to $6,500.
How do I claim the credit? For those taking advantage of the tax credit in 2009, you may choose to either apply for the credit with your 2009 tax return or you may apply for the credit sooner by filing an amended 2008 tax return with Form 5405 (http://www.irs.gov/pub/irs-pdf/f5405.pdf).
Can you claim the tax credit in advance of purchasing a property? No. The IRS has recently begun prosecuting people who have claimed credits where a purchase had not taken place.
Can a taxpayer claim a credit if the property is purchased from a seller with seller financing and the seller retains title to the property? Yes. In situations where the buyer purchases the property, even though the seller retains legal title, the taxpayer may file for the credit. Examples of this would include a land contract, contract for deed, etc. According to the IRS, factors that would demonstrate the ownership of the property would include: 1. the right of possession, 2. the right to obtain legal title upon full payment of the purchase price, 3. the right to construct improvements, 4. the obligation to pay property taxes, 5. the risk of loss, 6. the responsibility to insure the property and 7. the duty to maintain the property.
Are there other restrictions to taking the credit? Yes. According to the IRS, if any of the following describe your situation, a credit would not be due.
You buy your home from a close relative. This includes your spouse, parent, grandparent, child or grandchild.
You do not use the home as your principal residence.
You sell your home before the end of the year.
You are a nonresident alien.
You are, or were, eligible to claim the District of Columbia first-time homebuyer credit for any taxable year. (This does not apply for a home purchased in 2009.)
Your home financing comes from tax-exempt mortgage revenue bonds. (This does not apply for a home purchased in 2009.)
You owned a principal residence at any time during the three years prior to the date of purchase of your new home. For example, if you bought a home on July 1, 2009, you cannot take the credit for that home if you owned, or had an ownership interest in, another principal residence at any time from July 2, 2006, through July 1, 2009.
Can you buy a home from a step-relative and be eligible for the credit? Yes. Provided the person you are buying a home from is not a direct blood relative, the purchase would be allowed.
Can parent(s) who will not live in the property cosign for a mortgage for their child and the child that is a qualifying FTHB still be eligible for the credit? Yes.
Can a separated spouse who has not owned a home for four years qualify for the FTHB tax credit if the spouse has owned a property anytime in the last three years? No. However, the spouse may be eligible for the repeat buyer credit. The best path to take in any situation regarding income taxes is to speak with a professional tax preparer or CPA.
If you have any questions that fall outside the situations here, give me a call and if you do not have an accountant to speak with, I can refer you to one.
Chris Stevens
513-226 2235
Saturday, November 7, 2009
Tax creit extended and expanded
The President signed the new bill (HR3548) into law today.
If an individual is under contract but will not close until July 1, 2010, they would be eligible for the tax credit (assuming they meet all other qualifications).They must have entered into the contract by May 1, 2010 and close before 7/1/2010.
For repeat buyers, there is a special rule for long time residents of the same principal residence. If an individual or their spouse has owned or used the same residence as such individual principal residence for any 5 consecutive year period during the 8 year period ending on the date of the purchase of a subsequent residence then such individual shall be treated as a first time homebuyer for purposes of this section with respect to the purchase of such subsequent residence. The timing outlined above would apply in terms of contract timing and closing.
Here is one example for repeat buyers.
12/31/2009 - Customer purchases a new principal residence.
12/31/2001-12/31/2009 – Customer owned a primary residence from 11/6/2003-11/6/2008
Customer can be treated as a first time homebuyer for the 12/31/2009 purchase and would be eligible for tax credit (assuming they meet all other qualifications) of $6500 (joint) or $3250 (individual). No credit allowed for purchase price over $800,000. There are also income limitations.
Here is link to the bill http://thomas.loc.gov/cgi-bin/query/D?c111:5:./temp/~c111bh5WJ8 if you are interested.
If an individual is under contract but will not close until July 1, 2010, they would be eligible for the tax credit (assuming they meet all other qualifications).They must have entered into the contract by May 1, 2010 and close before 7/1/2010.
For repeat buyers, there is a special rule for long time residents of the same principal residence. If an individual or their spouse has owned or used the same residence as such individual principal residence for any 5 consecutive year period during the 8 year period ending on the date of the purchase of a subsequent residence then such individual shall be treated as a first time homebuyer for purposes of this section with respect to the purchase of such subsequent residence. The timing outlined above would apply in terms of contract timing and closing.
Here is one example for repeat buyers.
12/31/2009 - Customer purchases a new principal residence.
12/31/2001-12/31/2009 – Customer owned a primary residence from 11/6/2003-11/6/2008
Customer can be treated as a first time homebuyer for the 12/31/2009 purchase and would be eligible for tax credit (assuming they meet all other qualifications) of $6500 (joint) or $3250 (individual). No credit allowed for purchase price over $800,000. There are also income limitations.
Here is link to the bill http://thomas.loc.gov/cgi-bin/query/D?c111:5:./temp/~c111bh5WJ8 if you are interested.
Wednesday, November 4, 2009
Office meeting notes 11/4/09
We want to congratulate Mike Kieffer on his 5th anniversary with the company. He received a beautiful Howard Miller clock.
We want to wish happy birthday to our November birthdays – Cindy Sizemore, Bill Elfers, Mike Drees & Tasha Heard and also to Emily Dietz on December 1.
Congratulation to Bill Elfers for his excellent “Service Satisfaction Survey”.
Reminder to everyone that to keep everyone else well that when you cough that you cough into your elbow and not you hands or all over everything in front of you. It is only common courtesy.
Our office is 13% ahead of last year for sales thanks to all of you. Please keep up the good work. Some agents in the office have had their best year ever.
Linda is working on 2 experienced agents that may be coming to our office soon.
The Leeker’s have offered to have the Christmas party again this year. It will be on December 12. We will be doing the exchange gift game again this year. Everyone should bring a dish to share. On orders from Joe King there will be no beer or wine served this year.
Linda will be having “Twilight training” on Tuesday nights at 6PM starting tonight. Tonight’s subject will be purchase contracts.
Don’t forget to be here for our office Thanksgiving dinner on Tues. Nov. 17 around noon. Sign up sheet to bring a dish is on side of the mailboxes.
The idea of holding open houses is to ask for appointments. Here are a few suggestions:
1. “You said that you missed seeing some desirable homes in the past. Through our own company’s computer listings and the Multiple Listing Service, I have access to information on thousands of homes. If I know specifically what you’re looking for, I can easily find it. Could we get together and visit for awhile after the open house?”
2. “Since you haven’t discussed the purchase of a home with a real estate agent recently, I think you’ll be pleasantly surprised how much easier this can be. Would 7:00 tonight be a good time to get together or would tomorrow night be better?”
3. “The process of buying and financing a home today is becoming more complex. I’d be happy to review those considerations and show you ways to save some money. I’m available right after the open house at 4:00. May I stop by your home then?”
4. “The equity in your home is affected by not only the price you’ll receive, but by the type of financing you use, the transferability of your existing mortgage and the incidental expenses you’ll incur. I can provide you with accurate, written information in all of those areas. May I stop by and see your home this evening?”
5. “Lenders determine the maximum amount with a formula involving the relationship between your income and long term financial obligations. I work with these formulas daily and would be happy to review them with you after the open house. What time is best, 4:30 or 5:00?”
Be careful when telling a home owner who says he owes more on his house than it is worth that he will have to sell his home on a short sale. The owner should check with his bank first to be sure that they will let him do a short sale. Also you might refer them to a non-profit organization first to see if they can help to keep them in their home. With the economy the way it is today there will be more and more of these types of sales.
Linda asks us to please park in front of the office. People are driving by the office and think that no one is working here.
The Entertainment 2010 books are now ready. We can get them for $15.75 each. They would make excellent client gifts. Carol has the order forms. She needs your check along with the order forms no later than 11/16 to be sure we get them back in time for Christmas giving.
We want to wish happy birthday to our November birthdays – Cindy Sizemore, Bill Elfers, Mike Drees & Tasha Heard and also to Emily Dietz on December 1.
Congratulation to Bill Elfers for his excellent “Service Satisfaction Survey”.
Reminder to everyone that to keep everyone else well that when you cough that you cough into your elbow and not you hands or all over everything in front of you. It is only common courtesy.
Our office is 13% ahead of last year for sales thanks to all of you. Please keep up the good work. Some agents in the office have had their best year ever.
Linda is working on 2 experienced agents that may be coming to our office soon.
The Leeker’s have offered to have the Christmas party again this year. It will be on December 12. We will be doing the exchange gift game again this year. Everyone should bring a dish to share. On orders from Joe King there will be no beer or wine served this year.
Linda will be having “Twilight training” on Tuesday nights at 6PM starting tonight. Tonight’s subject will be purchase contracts.
Don’t forget to be here for our office Thanksgiving dinner on Tues. Nov. 17 around noon. Sign up sheet to bring a dish is on side of the mailboxes.
The idea of holding open houses is to ask for appointments. Here are a few suggestions:
1. “You said that you missed seeing some desirable homes in the past. Through our own company’s computer listings and the Multiple Listing Service, I have access to information on thousands of homes. If I know specifically what you’re looking for, I can easily find it. Could we get together and visit for awhile after the open house?”
2. “Since you haven’t discussed the purchase of a home with a real estate agent recently, I think you’ll be pleasantly surprised how much easier this can be. Would 7:00 tonight be a good time to get together or would tomorrow night be better?”
3. “The process of buying and financing a home today is becoming more complex. I’d be happy to review those considerations and show you ways to save some money. I’m available right after the open house at 4:00. May I stop by your home then?”
4. “The equity in your home is affected by not only the price you’ll receive, but by the type of financing you use, the transferability of your existing mortgage and the incidental expenses you’ll incur. I can provide you with accurate, written information in all of those areas. May I stop by and see your home this evening?”
5. “Lenders determine the maximum amount with a formula involving the relationship between your income and long term financial obligations. I work with these formulas daily and would be happy to review them with you after the open house. What time is best, 4:30 or 5:00?”
Be careful when telling a home owner who says he owes more on his house than it is worth that he will have to sell his home on a short sale. The owner should check with his bank first to be sure that they will let him do a short sale. Also you might refer them to a non-profit organization first to see if they can help to keep them in their home. With the economy the way it is today there will be more and more of these types of sales.
Linda asks us to please park in front of the office. People are driving by the office and think that no one is working here.
The Entertainment 2010 books are now ready. We can get them for $15.75 each. They would make excellent client gifts. Carol has the order forms. She needs your check along with the order forms no later than 11/16 to be sure we get them back in time for Christmas giving.
Wednesday, October 28, 2009
Office meeting notes 10/28
Starting in November Linda will be holding twilight training classes each Tuesday at 6PM and again on Thursdays at 1PM here in our office. If you are a newer agent these classes are very important for you and need to be here. Even experiences agent could learn a thing or too.
Linda is declaring Tuesday’s in November as soup days. Plan on joining us for lunch on these days. Also we are going to have our office Thanksgiving dinner here on Nov. 17 at noon. There is a sign up sheet on side of the mailbox for you to sign up for what you are bringing. Linda is bringing the turkey.
When going on a listing get it out of the way as soon as you get there before you even go thru the house. Tell them you are not a discount broker and if that is what they want then you say you just need to leave. If they go to the doctor and the copay is $50.00 they don’t negotiate it down do they? You are worth the 7% for all you have to offer. Keep that in mind.
What are you going to do to get a sale in November & December? Suggestions were calling your sphere, stopping at FSBO’s, following up on expireds, doing open houses, call past customers for referrals. Expireds should be easier to get since they have already been thru the process. Most expireds today were listed with discount brokers. Those sellers are now ready to get the job done with all you have to offer. Linda passed out a tracking sheet that she got on CB Works for you to track what you are doing. If you are doing nothing you will get nothing. Now is the time to be a “Short sale specialist”. Remember to keep in mind that the first lien is State property taxes, then IRS liens and then mortgages. Tell your buyers of short sale properties that it is important that they buy title insurance.
We will be having an updated “Lead Router” class here on November 10 at 10AM. Everyone who has not already done the class needs to be here.
Jim Conway was here to remind everyone that the end of the year is coming and it is time to check out your insurance plans to be sure you are getting everything you need at the right price.
Linda is declaring Tuesday’s in November as soup days. Plan on joining us for lunch on these days. Also we are going to have our office Thanksgiving dinner here on Nov. 17 at noon. There is a sign up sheet on side of the mailbox for you to sign up for what you are bringing. Linda is bringing the turkey.
When going on a listing get it out of the way as soon as you get there before you even go thru the house. Tell them you are not a discount broker and if that is what they want then you say you just need to leave. If they go to the doctor and the copay is $50.00 they don’t negotiate it down do they? You are worth the 7% for all you have to offer. Keep that in mind.
What are you going to do to get a sale in November & December? Suggestions were calling your sphere, stopping at FSBO’s, following up on expireds, doing open houses, call past customers for referrals. Expireds should be easier to get since they have already been thru the process. Most expireds today were listed with discount brokers. Those sellers are now ready to get the job done with all you have to offer. Linda passed out a tracking sheet that she got on CB Works for you to track what you are doing. If you are doing nothing you will get nothing. Now is the time to be a “Short sale specialist”. Remember to keep in mind that the first lien is State property taxes, then IRS liens and then mortgages. Tell your buyers of short sale properties that it is important that they buy title insurance.
We will be having an updated “Lead Router” class here on November 10 at 10AM. Everyone who has not already done the class needs to be here.
Jim Conway was here to remind everyone that the end of the year is coming and it is time to check out your insurance plans to be sure you are getting everything you need at the right price.
Friday, October 23, 2009
Absorption Calculation:
Divide # of past sales by 12 months (fewer if you wish) to get average # of sales/month
Divide # of active listings (same criteria used as for past sales) by average number of sales/mo (above)
This will give you the number of months worth of inventory on the market.
Linda Wilson
Divide # of active listings (same criteria used as for past sales) by average number of sales/mo (above)
This will give you the number of months worth of inventory on the market.
Linda Wilson
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