Daily Archives: October 22, 2012

‘Obamacare’ individual mandate has no teeth | Waccabuc NY Real Estate

If, like most real estate professionals, you’re self-employed, you have to obtain your own health insurance unless you can obtain coverage through a spouse. Lots of self-employed people have no health coverage because they can’t afford it.

Starting in 2014, these people will run up against the most controversial portion of the Patient Protection and Affordable Care Act (“Obamacare”) — the individual health insurance mandate. This is the requirement that most legal residents of the United States obtain at least minimal health insurance coverage by 2014.

The word “mandate” sounds pretty serious. But what will actually happen if you don’t obtain health insurance by 2014? Surprisingly little.

The health care law says that individuals who can afford health insurance coverage and are not otherwise exempt must purchase minimum essential health coverage or pay a penalty to the IRS with their tax returns. The assessment of this penalty is the only consequence of not obeying the health insurance “mandate.”

How much is the penalty?

The exact amount of the tax penalty is based on household income above the level at which an uninsured individual is required to file a tax return — currently $9,500 per person and $19,000 per couple. This penalty is scheduled to be phased in over the next several years as follows:

  • for 2014, the penalty is the greater of $95 or 1 percent of income
  • for 2015, the greater of $325 or 2 percent of income
  • for 2016, the greater of $695 or 2.5 percent of income, and
  • the $695 amount is indexed for inflation after 2016.

The penalty for children is half the amount for adults, and an overall cap will apply to family payments. This cap will be three times the amount of the per-person penalty, regardless of how many people are in the family. Thus, the cap is $285 in 2014 but rises to $2,085 in 2016, after which point it is indexed to inflation. Moreover, the total penalty can never be more than the cost of a minimal “bronze” heath insurance plan that can be purchased through a state health insurance exchange. The CBO estimates that these policies will cost $4,500-$5,000 per person and $12,000-$12,500 per family in 2016, with the costs rising thereafter.

All in all, for most people the penalty will be less than the cost of obtaining health insurance. Many people may choose to wait until they get sick to purchase health insurance. This is something they will be able to do because “Obamacare” does not allow health insurers to refuse to insure people with pre-existing conditions.

In addition, the penalty applies only to taxpayers who can afford insurance but do not purchase it. The Congressional Budget Offices says that of the 30 million non-elderly Americans it estimates will not have health insurance in 2016, only about 6 million will be subject to the tax. The remainder will be exempt because their income is too low or they qualify for another exemption.

How will the IRS collect?

Taxpayers subject to the penalty are supposed to report the amount due on their tax returns and pay it along with their income taxes. What happens if they don’t? Not nearly as much as when they don’t pay their regular taxes.

The law greatly limits how the IRS can collect the penalty. It cannot use liens or levies to collect it, and taxpayers are not subject to criminal prosecution or any additional penalty if they don’t pay. Moreover, the IRS says that its revenue agents will not be involved in enforcing the penalty — that is, they won’t ask you about it during an audit. All enforcement will be done through automatic assessments and computer-generated correspondence.

The only power the IRS will have to collect the penalty is to withhold it from an uninsured taxpayer’s tax refund. Currently, most taxpayers get refunds because they have too much tax withheld during the year. This year 77 percent of taxpayers received an average refund of $2,707.

However, self-employed taxpayers have no tax withheld from their pay. Instead, they pay estimated taxes to the IRS four times a year. Self-employed people can easily avoid qualifying for a tax refund by making sure they don’t pay too much in estimated tax. If you have no refund, the IRS will have no way of collecting the penalty.

As a result of all this, some experts predict that the IRS will be unable to effectively enforce the penalty tax. Only time will tell.

First, do no harm | South Salem NY Real Estate

Long-term rates rose in the last 10 days, at their worst the 10-year Treasury note to 1.83 percent from 1.65 percent, and mortgages to 3.5 percent despite the Fed’s new $40 billion-per-month QE3.

Many fear a general round of rate increases for the usual reasons: Europe back from the brink, an overdone bond-buying panic, a positive turn in the U.S. economy, and the always-popular endgame of central bank money printing. It’s often hard to isolate the cause of market movements, but not this one. Nor is it hard to spot the reversal today, 10s back to 1.77 percent, stock market hitting a li’l ol’ air pocket.

Europe has been central to this spike, hopes there high for the two-day Brussels summit ending today. Markers: the euro itself rising to $1.31, and yields on Spanish bonds down almost by half.

It is hardly an accident that rates here topped yesterday as the summit turned out to be yet another exercise in talking about more talking. Market pressure is down for the moment in the eurozone, as nobody wants to lash himself to tracks in front of a potential European Central Bank rescue locomotive, no matter how foggy the prospect. As it has seemed for a year, the euro issue will be forced by the social pressure and politics of open-ended depression, and nobody has a model for that groundswell.

Economic data here … all is relative. Those expecting recession have been wrong. The Economic Cycle Research Institute has forecast recession for a solid year, but its own index has turned up. Lest that thought overwhelm you with optimism, it is “up” into no man’s land.

Housing … for reasons best known to stock-pushers, public analysts focus on sales and construction of new homes, which at cyclical peaks account for perhaps 4 percent of GDP. Yes, one can add the contribution of drapes, furniture, appliances and landscaping, but the big deal is prices, always and especially during this collapse of household balance sheets.

Sales of existing homes influence the value of some 70 million dwellings; new homes now are 1 percent of that figure. Existing sales are up 11 percent year over year, and the distressed fraction is down from about 35 percent to maybe 30 percent — good news but not enough to pull the economy anywhere.

Shifting gears to a subject central to Europe and soon to be here, the International Monetary Fund this week released some new thinking on the austerity “multiplier.” If a nation cuts its budget deficit by an amount equal to 1 percent of GDP, how much will it cut GDP? Old thinking had assumed 0.5 percent, but actual experience in Europe has led the IMF to a multiplier in the range of 0.9 percent to 1.7 percent.

There you have the physics of black holes. The more you try to cut your deficit, whether by tax increases or spending cuts, your economy falls out from under you faster that you can repair your national wallet.

Side note. The austerity multiplier in Europe may be so high for other reasons, namely the insanity of bolting low-productivity economies onto the currency of an uber-productive one. Thus the high multiplier there may have no grim implication for the U.S.

In any event, the Left and most of Center in Europe (and soon, here) howl that austerity is too much too fast, and what we need is stimulus, usually in the form of “investment.” Properly calibrating austerity is serious business, but the stimulus multiplier is in question, too.

Prof. Michael Pettis writes the best English-language China blog, www.mpettis.com, and this month explores the difference between stimulus and pork. Any government spending adds some sugar, but must over time add specific and measurable productivity beyond cost. Every friend returning from China and Europe remarks on the gleaming newness of infrastructure, but are these investments an addition to productivity, or a warmer, dryer place for panhandlers in a meltdown?

Investment has been so overdone in China that its stimulus multiplier may be zero.

The most concerning element in these multipliers: What happens at crossover? When you can no longer afford austerity, but your finances are so poor that you can’t borrow more money for stimulus? You can dream for a while about the magic free-money machine at central banks, but Argentina and Zimbabwe are plain-sight lessons.

What happens? You are going to default. Then you can start over.

ClosingCorp feeding closing costs to title agents | Katonah NY Real Estate

Screen shot of Closing.com homepageScreen shot of Closing.com homepage

Agents for title insurance underwriter North American Title Insurance Co. (NATIC) now have free access to a service that provides guaranteed recording fee, transfer tax and filing instruction data for every residential property nationwide.

The service, DART, is offered by La Jolla, Calif.-based ClosingCorp, a closing costs data and technology provider for lenders, real estate professionals and consumers. ClosingCorp recently updated DART, which debuted in December 2011.

The service automatically determines which recording office or tax authority to use for each property by street address and generates the correct recording fees, transfer taxes and filing instructions. DART also calculates buyer and seller splits based on statutory and customary practices for every transfer tax location in the nation, the company said.

“With more than 4,000 recorder offices and tax jurisdictions and more than 80,000 related taxes, fees, customs, rules and regulations, DART gives title agents immediate access to the precise recording fee, transfer tax and recording instruction data that is so crucial for their businesses,” said Emilio Fernandez, president of NATIC, in a statement.

DART is available through NATIC’s internal AgentLink platform, which provides title agents with business tools and underwriting resources, including forms.

NATIC does business in 28 states. The Miami-based company had 0.83 percent market share nationwide in the second quarter, according to the American Land Title Association (ALTA).

Home sales dip, but tight inventories provide price support | Mount Kisco NY Homes for Sale

Sales of existing homes slipped from August to September but were still up strongly from a year ago — a sign that the national housing market is finding solid ground, the National Association of Realtors said today.

At a seasonally adjusted annual rate of 4.75 million, sales of single-family homes, townhomes, condos and co-ops were down 1.7 percent from August to September, but up 11 percent from a year ago.

September sales of existing homes were up 11 percent from last September with a seasonally adjusted annual rate of 4.75 million, which represents a slight dip of 1.7 percent from August’s upwardly revised rate of 4.83 million.

The 2.32 million homes on the market at the end of September represented a 5.9-month supply, down from 8.1 months a year ago. Many analysts view a six-month supply of housing as an even balance between buyer and seller demand.

Thanks to tight inventories, the national median home price was up 11.3 percent to $183,900 from a year ago, the seventh month in a row of annual increases and the longest stretch of annual increases in six years.

“We’re experiencing a genuine recovery,” said Lawrence Yun, NAR’s chief economist, in a statement. “More people are attempting to buy homes than are able to qualify for mortgages, and recent price increases are not deterring buyer interest,” he said.

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Low inventory will be a temporary issue, said Jed Kolko, Trulia’s chief economist. “Rising prices will get some homeowners back above water and willing to sell their homes, and tight inventory will encourage builders to keep ramping up new construction, bringing more new homes to market,” he said.

First-time buyers accounted for 32 percent of purchasers in September, up from 31 percent in August.

Foreclosures and short sales sold for 21 percent below market value, on average, and accounted for 24 percent of September’s sales.

All-cash deals accounted for 28 percent of September’s sales — up a percentage point from August and down two from last September.

Existing-home sales, September 2012

Seasonally adjusted annual rate4.75 million
% change from September 201111.0%
% change from August 2012-1.7%
National median price$183,900
% change from September 201111.3%
Unsold inventory (months’ supply)5.9
Share of all-cash buyers28%
Share of investor buyers18%
Share of first-time buyers32%
Share of distressed sales24%

Source: National Association of Realtors

All U.S. regions saw existing-home sales and prices rise in September from a year ago.

As was the case in August, the Midwest led the way in home sales with a 19.6 percent year-over-year increase to an annual rate of 1.1 million sales. The median price in the Midwest also rose in September from a year ago, up 7 percent to $145,200.

The South saw sales jump 14.2 percent from last September to an annual rate of 1.93 million. Median prices jumped, too, to 13.1 percent from last September to $163,600.

Home sales rose 7.3 in the Northeast on an annual basis to a rate of 590,000. Median prices in the region rose 4.1 percent to $238,700.

The West experienced a slight 0.9 percent yearly increase in home sales to 1.13 million, but saw the largest yearly median price jump of any region, 18.4 percent to $246,300, in September.

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Real estate’s a natural for content marketing | Bedford NY Real Estate

Editor’s note: The following guest perspective is published with permission of 1000Watt Consulting. See the original post, “The broker as publisher.”

By JESSICA SWESEY

We hear a lot about “content marketing” these days. It’s the new black.

In reality, it’s the same stuff great marketing has always consisted of but with a new name. Anyone who’s dabbled in social media is already doing content marketing to some extent.

But something about the term content can be intimidating. It should be. Creating things your audience looks forward to, enjoys and shares with others is tough, sweat-inducing work.

It’s important, though. And worth a second look after the initial knee-jerk reaction many companies have: “We’re not a publisher, we’re a __________.”


Jessica Swesey

Think of this: Red Bull is not a publisher. Neither is Whole Foods, Nike or BMW. Yet each of these brands has gone “all in” with content, resulting in some of the most creative, buzz-worthy marketing out there today. (Click the links to see a content example from each of the brands.)

Why would a car company bother making a documentary? To further brand recognition, establish brand personality, authenticity and ultimately, to be shared on the Web.

Something to share

According to data The Atlantic recently cited in an article about the history of social behavior on the Web, 69 percent of social referrals on many media sites came from places like email and IM. By comparison, 20 percent came from Facebook.

Content is still being shared significantly more outside of Facebook than it is within Facebook.

So not only is content king, it’s the social queen.

The only way to optimize your efforts in attracting that large portion of sharing that happens outside of Facebook is to create great content. In other words, it’s not just about posting to Facebook and Twitter throughout the day, it’s about creating fantastic, unique content that you can share there and more importantly can be shared well beyond the walls of the social network.

Two simple ideas

I’m bullish on content for real estate companies. In an industry plagued with consumer skepticism and reputation problems, a sound approach to content can help create authenticity and authority. It’s a grueling path that, when taken, can lead to consumer trust, social sharing, and business.

While I’d love to see some heavy-hitting creative content campaigns in real estate like Nike’s Better World or BMW’s Activate the Future, it doesn’t have to be this ambitious.

The obvious opportunity for brokers is neighborhood content and real estate “how to.” (Nest Realty does a great job with neighborhood profile pages.) But there are two additional killer content opportunities every broker can access right now: customer testimonials and reviews.

Rather than approach neighborhood content and real estate “how to” as two small aspects of an overall marketing plan, think of them as content opportunities — a chance to tell your story through other people.

Go for authenticity.

Use Red Oak Realty’s client stories as the benchmark for what compelling testimonials can be.

Include full names, detailed stories of exactly what challenges your clients had and how you helped them overcome them. Interview them in their new homes, where they will feel relaxed and excited to talk about the process. Take their pictures.

This is how you create authentic stories that make those who don’t already know you feel more confident in your abilities.

Reviews are another area-rich content vein. But you can’t leave it up to fate. You’ve got to create a process for getting clients to create reviews on third-party sites. You can’t do it for them, but they’re much more likely to actually do it if you make it easy for them and give them a gentle nudge at the end of every closing.

The Good Life Team in Austin does this well, as you can see in the number of recent reviews it has on Google.

Point is: Content is a major player in marketing today and going forward. It’s critical for authenticity, trust, Web traffic and social marketing.

If you’re a broker who’s not thinking like a publisher or feeling like there’s value in doing that, then think about the fact that publishers are already thinking about real estate as content. Look no further than this Chicago Real Estate page on Huffington Post, which features listings (your content) with articles and commentary contributed by Trulia and Zillow.

You have plenty of great content (and publishers want it — bonus!). You just have to start — and commit.

Fannie Mae sees housing improving despite economic uncertainty | Pound Ridge NY Real Estate

Fannie Mae economists see somewhat of a bifurcated economy with the GSE’s forecast for 2013 divided between predictions of a gradually improving housing market and headwinds posed by tax and federal policies that will create economic drag.

Fannie Mae’s Economic & Strategic Research Group says economic activity picked up in the third quarter, but will remain sluggish with sub-2% GDP growth projected for this year.

Yet, the housing market is improving despite all of the uncertainty that Fannie economists see in the broader marketplace.

“The U.S. fiscal cliff and debt ceiling debate as well as the weakened global economic environment are likely to create the strongest headwinds facing any real improvement this year,” said Fannie Mae chief economist Doug Duncan. “With these issues hanging in the balance, we believe risks remain tilted to the downside.”

Housing, on the other hand, is showing signs of what Duncan’s team calls a “sustainable, long-term recovery.” Duncan’s comments fall in line with those of Wells Fargo ($34.34 0%) senior economist Mark Vitner, who also thinks the housing recovery is sustainable through economic troubles.

Home prices are moving towards positive territory when compared to year ago levels, Fannie noted in its October economic update.

The GSE’s research team believes it’s likely prices hit bottom earlier this year, a necessary development that generally precedes a recovery.

Fannie suggested with record low mortgage rates and the Fed’s mortgage-backed securities purchases, consumers will begin turning towards the housing market to nab low interest rates.  The GSE expects home sales overall will rise 9% for 2012 when compared to last year.

Fannie also anticipates more refinancings considering today’s record low mortgage rates. The GSE expects total refinance originations to hit $1.8 trillion in 2012, up 20% from a year ago.

via housingwire.com

Agents: Do not be afraid to set yourself on fire | Chappaqua NY Real Estate

“Success isn’t a result of spontaneous combustion. You have to set yourself on fire.”

That’s a quote by Arnold H. Glasow I came across years ago that always stayed with me.

I speak with agents almost every day. Selling real estate is a tough business.

Between navigating the shifting expectations from buyers and sellers, building your brand presence online and trying to keep up with all the shiny new tech and social media tools in our space, pushing yourself to innovate your business and experiment with your marketing strategies can be daunting.

That’s why HomeFinder.com set out to find some of the most creative agents across the country who blaze their own trails and find success using digital marketing across YouTube, Instagram, Blogging, Facebook and Single Property Websites. For these agents, success meant actual sales, marketing credibility and lasting client relationships.

We put their stories together in this free E-book, Five Agent Success Stories – Close More Business Using Digital Marketing.

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Five Agent Success Stories – Close More Business Using Digital Marketing

In each story, you’ll learn:

  • How that agent uses that specific marketing channel or tactic in his/her business
  • Detailed success stories that led to a sale
  • Advice to get started or recharge your past or current efforts

Here’s a sneak peek and a few excerpts from one of our fire-starters – Kendyl Young.

Kendyl is an agent with Teles Properties in Glendale, CA. She has produced videos for her business for three years and has more than 146 videos on her YouTube channel for her listings and neighborhoods.

Kendyl constantly gets into situations in which she knocks on someone’s door or
sees someone out at a restaurant and they recognize her from her videos. One such instance happened at a pizza place, where a fellow patron instantly recognized her.

This man watched her market report videos and said he’d always wanted to meet her because of them. He thought she was very smart and would always forward her videos to his
friends who were interested in real estate.

By using YouTube like this, Kendyl made invaluable inroads to this potential client’s insular community without ever having met him or any of his friends.

“It’s made me realize my videos have far more reach than I would have thought,” she said.

A few of Kendyl’s YouTube tips:

  • Resist the temptation to turn on your smartphone and shoot whatever comes to mind and post.
  • Watch as many real estate videos as you can. Note what you like and what you don’t.
  • If you are not willing to learn how to make good videos yourself, find a professional. Everything you put out there is a reflection of the quality of your business.
  • Good sound is more important than good visual.

Kendyl’s story continues in this E-book, along with four others.

Take a cue from these agents who have already tried and succeeded. Learn, borrow, adapt.

And don’t forget to keep those matches handy.