Category Archives: South Salem

Should you rent or buy? | South Salem Real Estate

Analysts may huff and they puff, but is the market blowing another housing bubble?

Earlier this month Trulia, the online real estate marketplace, released a report detailing its research into the wisdom of buying versus renting. Which option should you choose? As it turns out, buying makes more sense than renting in all 100 of the markets studied, but the devil is in the details.

Using a 30-year, fixed-rate mortgage with a 20 percent down payment as the baseline, Trulia found that on average buying is 38 percent cheaper than renting. However, the advantage dissipates rather dramatically as the size of the down payment and the number of years buyers plan to remain in the dwelling grow smaller. An interactive map compares different scenarios.

Does this mean you should start putting open houses on your calendar? Not necessarily. As this Reuters graphic shows, August prices for the Standard & Poor’s/Case-Shiller 20-city index grew at a 5.6 percent year-over-year average. All 20 markets showed price increases, although the rate of  increase slowed for the eighth straight month, which Jed Kolko, Trulia’s chief economist, sees as evidence that we aren’t on the verge of a bubble. As price increases decelerate, speculation shrinks as well.

Taken together, the evidence suggests that buying is advantageous, but not so urgent that one needs to pounce now in order to avoid being left out in the cold.

U.S. home prices, August 2014

Housing Fails to Overcome U.S. Home-Loan Rates | South Salem Real Estate

 

Falling U.S. mortgage rates stem from the housing market’s inability to withstand increases last year, according to Michael Hartnett, chief investment strategist at Bank of America Corp.’s Merrill Lynch unit.

The CHART OF THE DAY tracks an index of loan applications to buy homes, as compiled by the Mortgage Bankers Association. Hartnett mentioned the indicator in a report two days ago that described weakness in housing as “the biggest macro story of the year,” outweighing economic slumps inChina and Europe.

This year’s average reading for the home-purchase index would be the lowest for an entire year since 1995. On a weekly basis, the indicator has fallen as much as 30 percent from last year’s peak, reached in the first week of May.

Thirty-year mortgage rates rose 1.11 percentage points from the start of May through the end of June to 4.46 percent, according to data compiled by Freddie Mac. The national average stayed above 4 percent until this month.

“Both the supply of and demand for residential mortgages in the U.S. remains very weak,” wrote Hartnett, based in New York. “Thus, the U.S. mortgage market could not cope with the jump in rates in 2013.”

Rates had to decline this year “to a more stimulating level,” he wrote. This week’s 30-year average, 3.92 percent, was 0.56 point lower than at the end of last year. The fixed rate is headed for its fourth annual drop in five years.

 

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http://www.bloomberg.com/news/2014-10-24/housing-fails-to-overcome-u-s-home-loan-rates-chart-of-the-day.html?cmpid=yhoo

America’s housing policy: The definition of insanity | South Salem Real Estate

If the definition of insanity is “doing the same thing over and over again and expecting a different result,” then clearly Albert Einstein is not responsible for America’s housing policies.

Federal Housing Finance Agency director Mel Watt on Tuesday unveiled new regulations that would make it easier for Americans to buy a house with little or no money down. The rules are aimed at private lenders who opposed a proposal that borrowers make a 20% down payment.

“Finalizing this rule represents a major step forward to providing greater certainty to the housing finance market and paves the way for increased participation by the private sector,” Watt said Tuesday at the Mortgage Bankers Association’s annual conference held at the Mandalay Bay in Las Vegas (A casino? Really? The optics couldn’t be worse.)

In 2013, less than 2% of the $1.6 trillion of MBS issued were so-called private-label securities, meaning they did not have government backing.

In separate but related news, Watt earlier this week announced that Fannie and Freddie are planning to guarantee loans with down payments as little as 3%, down from 5% previously and back to pre-crisis levels.

Insanity number one is the government bending to industry lobbying against proposed rules designed to tighten lending standards and force borrowers to have more “skin in the game” vs. less. The FHFA also loosened proposals to ensure banks have some “skin in the game” by forcing them to hold a small portion of the loans rather than bundling them together and selling them as mortgage-backed securities (MBS). The 5% “risk-retention rule” requires banks to hold onto 5% of loans they sell but exemptions “may enable the banks to hold less or nothing,” The NYT reports.

Insanity number two is the federal government saying they want to encourage private lending but at the same time “shifting course on Fannie Mae and Freddie Mac, announcing plans to use the mortgage giants to expand credit rather than reducing their outsize role in the housing market,” as The WSJ put it.

Fannie and Freddie already back 60% of all mortgages originated in the private market and guarantee 90% of all new mortgages underwritten, according to Investors Business Daily.

The root of all this insanity is a housing market that not only needs the Fed to keep rates at zero “for a considerable time” but also massive government-sponsored subsidies to maintain altitude. After two years of strength, the housing market has clearly cooled in recent months. From August 2013 to February 2014, the year-over-year increase in the Case Shiller national home price index exceeded 10%. The pace of increase has declined every month so far in 2014 and was at 5.6% in July, the most recent available, the slowest pace since November 2012.

The Obama administration, the Fed and the private lenders all share the same concern: That the housing market rebound is running out of steam and will start to rollover without additional incentives for banks to lend — and Americans to borrow. The MBA expects total lending for home purchases to fall 13.5% in 2014, The WSJ reports.

 

 

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http://finance.yahoo.com/news/america-s-housing-policy–the-definition-of-insanity-145304611.html

Housing Starts Rise 17.8% Year-Over-Year In September; 6.3% Up From August | South Salem Real Estate

Construction of new homes rose 6.3% in September and permit activity increased, suggesting that the gradual housing recovery is continuing, data released Thursday by the U.S. Commerce Department shows.

September groundbreakings rose to a seasonally adjusted, annual rate of 1.017 million, up from August’s revised 957,000. September’s rate was 17.8% higher than the pace of 863,000 one year earlier, and fell within the range expected by economists surveyed ahead of the release by Bloomberg Bloomberg.

Building permits also bumped up 1.5% in September, to an annual (seasonally adjusted) rate of 1.018 million, over August’s revised 1.003 million level. September’s permit numbers are 2.5% above one year earlier.

Despite the increase in September activity in both permitting and housing starts, builders confidence is down slightly, according to the National Association of Home Builders/Wells Fargo. Yesterday the group released its Housing Market Index, which shows that builder confidence in the market for new, single-family homes fell five points, to a level of 54, in October. Any number over 50 indicates that more builders view the market as favorable than as poor.

“After the HMI posted a nine-year high in September, it’s not surprising to see the number drop in October,” said NAHB’s chief economist David Crowe. “However, historically low mortgage interest rates, steady job gains, and significant pent up demand all point to continued growth of the housing market.”

September’s numbers show that builders are continuing to bet on multi-family housing. While permits issued for single-family homes were relatively flat at 624,000 (0.5% below August’s revised 627,000) in September, permitting rose by 7% for buildings with five or more units, to 369,000 in September from 345,000 in August. Similarly, groundbreakings on single-family homes stood at a rate of 646,000 in September, just 1.1% above August’s revised figure. Starts on buildings with five or more units were at 353,000, up 18.5% from August.

 

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http://www.forbes.com/sites/erincarlyle/2014/10/17/housing-starts-rise-17-8-year-over-year-in-september/

Mortgage rates dip below 4 percent | South Salem Homes

Mortgage rates are moving below 4 percent for 30-year fixed conforming loans with balances below $417,000 for the first time since they spiked in June 2013. It’s not a huge move by the numbers, but psychologically it could be a major boost—potentially prompting a leap of faith for home buyers, but more likely a push for those looking to refinance existing loans.

“Rates have been under a bit of pressure so far this morning,” Mortgage News Daily’s Matthew Graham said Tuesday. “The first few rate sheets are right on the edge of 3.875 percent. Four percent would still be significantly more prevalent today, but 3.875 percent is out there for a few lenders.”

Mortgage rates, which loosely follow U.S. bond yields, have moved lower this month amid volatility in the U.S. stock market as well as weakness in financial markets overseas and global growth concerns. The average rate on the 30-year fixed had been stuck around 4.5 percent for much of the past year, falling slightly during the summer. On a loan of $400,000, the savings since that higher level is not dramatic, about $150 a month, but that might be enough for today’s ultra-sensitive buyers.

“Rates dipping below 4 percent might increase the sense of urgency for some home buyers,” said Craig Strent, CEO of Rockville, Maryland-based Apex Home Loans. “That might be tempered, though, by low inventory in many areas, the result of which could increase competition for good homes, raising the sale price and potentially wiping out the benefit of the lower rate.”

For refinancers, however, especially doing a no-cost refinance, it could be worth the trouble.

“Lower interest rates will impact refinancing for people who bought late in 2013 and early 2014. They can get half a percent off their rate now,” noted Logan Mohtashami, a loan officer with AMC Lending Group in Irvine, California. “Some who are looking to take their private mortgage insurance off their home will take advantage of these rates with their higher home price.”

While the government has provided just over 3 million underwater borrowers the opportunity to refinance to lower rates through its Home Affordable Refinance Program (HARP), rising home prices have brought thousands of other borrowers, who did not qualify for that program, back into the black and therefore eligible to refinance. Then there are those who purchased their homes in just the past year, when rates were in the 4.75 percent range, who could also benefit, although that is a small population.

“As has always been the case, we need to spend more time at newly acquired lows for a significant portion of eligible and interested borrowers to be able to take advantage of them,” said Graham, who says rates could go even lower from here.

 

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https://homes.yahoo.com/news/mortgage-rates-dip-below-4-163300092.html

 

Why Does Negative Info Stay on Credit Reports for 7 Years? | South Salem Real Estate

Under the Fair Credit Reporting Act, most negative information can be reported on credit reports for seven years. Why seven? Why not five, or 10 or some other amount of time?

I began to ponder that question after Congresswoman Maxine Waters proposed that negative information be deleted from credit reports after four years. She pointed out that other countries limit reporting to shorter periods of time. In Sweden, it’s three years and in Germany it is four, for example.

For someone who has experienced credit problems, seven years can seem like an eternity. During that time, you may feel like a prisoner of your credit rating; turned down for credit or charged more when you are approved, or even denied a job due to that information. (Under federal law, you can find out what’s in your credit report for free once a year, and you can get your free credit score updated monthly from Credit.com.)

Unraveling the Mystery

Hunting down the origins of the seven-year reporting period turned out to be more difficult than I expected. After all, the Fair Credit Reporting Act was enacted in 1970, some 44 years ago.

Querying many of the consumer credit experts I have worked with over the years, I heard a variety of answers ranging from, “I have no idea” (the most common answer), to a more colorful response about legislators pulling it from somewhere other than thin air.

Several people suggested a biblical connection. For example, Rod Griffin, director of public education for Experian, speculated that the seven-year period came from a passage in Deuteronomy that mandated forgiveness of debts every seven years.

David Robertson, publisher of The Nilson Report, who has been following the credit industry for decades, suggested it started at the state level. It “became something that went from one state to another state,” he said.

That’s not a bad theory, and state laws may have in fact influenced the federal legislation, even if indirectly. Consumer bankruptcy attorney Eugene Melchionne, who worked for a credit bureau before it was computerized, wrote in an email that when he first heard of the FCRA, he figured the reporting period had to do with the state statute of limitations. In Connecticut, where he practices, it is “six years from the date of last payment or the execution of the contract whichever is later (for written contracts),” he wrote. “I just assumed that the seven years allowed for sufficient time to allow the SOL to pass.” But that theory went out the window when he learned that the statute of limitations may be longer or shorter in other states.

Finally, a congressional staffer was able to fill me in on the legislative history:

When Congress originally considered the Fair Credit Reporting Act in the 1960s, it appears as though the permissible time periods for removing adverse information originated as a compromise between the differing House and Senate positions. The House considered limiting the time period to three, seven or 14 years. The Senate, however, proposed a more general standard of a “reasonable period of time.”

According to the Congressional Reporting Service, some consumer advocates argued that the “reasonable” standard was too ambiguous and pointed out that the seven year time period was already being commonly used by industry at the time.

Of course that still leaves something of a question as to why seven years is considered the appropriate period of time for negative information to be reported. After all, a lot has changed since then.

“When the FCRA was passed in 1970, credit scores were not in use, loan products were limited and lending was a yes or no decision,” says Norm Magnuson, vice president of public affairs for the Consumer Data Industry Association (CDIA). “Today it’s a more nuanced approach to underwriting; risk-based pricing is the norm. What that has done is brought more consumers into the credit market.”

 

 

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http://finance.yahoo.com/news/why-does-negative-stay-credit-090034258.html

Foreclosure inventory down 32.8% | South Salem Real Estate

There were 45,000 completed foreclosures nationally, down from 58,000 in August 2013, a year-over-year decrease of 22.2%, according to the latest data from CoreLogic.

On a month-over-month basis, completed foreclosures were up slightly by 1.1% from the 44,000 reported in July 2014.

Before the housing crash, completed foreclosures averaged 21,000 per month nationwide between 2000 and 2006.

“Clearly there has been a large improvement in the market the last few years, but five years into the economic expansion the foreclosure inventory remains at nearly three times the normal level,” said Sam Khater, deputy chief economist at CoreLogic. “Since homeownership rates peaked in the second quarter of 2004, there have been 7 million completed foreclosures, which account for 15% of all mortgages.”

Completed foreclosures are an indication of the total number of homes actually lost to foreclosure. Since the financial crisis began in September 2008, there have been approximately 5.2 million completed foreclosures across the country.

As of August 2014, approximately 629,000 homes nationally were in some stage of foreclosure, known as the foreclosure inventory, compared to 936,000 in August 2013, a year-over-year decrease of 32.8%. The foreclosure inventory as of August 2014 made up 1.6% of all homes with a mortgage, compared to 2.4% in August 2013. The foreclosure inventory was down 2.6% from July 2014, representing 34 months of consecutive year-over-year declines.

“The number of foreclosures completed during the last 12 months is at the lowest level since November of 2007,” said Anand Nallathambi, president and CEO of CoreLogic. “At current foreclosure rates, the shadow inventory could fall below 500,000 units by year-end which could provide a solid boost to the recovery in housing in 2015.”

 

 

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http://www.housingwire.com/articles/31575-foreclosure-inventory-down-328-from-august-2013

 

Live Like a Robber Baron in this $13M Lakeside Tudor Manse | South Salem Real Estate

Location: Lake George, N.Y.
Price: $12,900,000
The Skinny: Built as only Gilded Age captains of industry could build ’em, this magnificent $12.9M Tudor Revival home on New York’s Lake George is a beautifully preserved example of the opulent mansions of the early 20th-century elite. Dubbed Wikiosco after the Algonquin for “Home on Beautiful Waters,” the house was built by Brooklyn Con Edison founder (and excellent name-haver) Royal C. Peabody based on a design by his son, architect Charles S. Peabody, whose firm also designed such landmarks as NYC’s Mercantile Building and portions of Vanderbilt University. The 20,000-square-foot mansion sits on almost seven acres of rolling waterfront land, with 545 feet of lake-frontage, and, per the listing, features original “carved oak doors, decorative carved built-ins, oak beams, stain-glassed windows, crown moldings and wainscoting.”

 

 

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http://curbed.com/archives/2014/09/29/live-like-a-robber-baron-in-this-13m-lakeside-tudor-manse.php

Down to Earth Farmers Market | South Salem Real Estate

JAN2014-DTE-E-Mail-Masthead_(722x226pxl)FRESH-2-(1

Croton-on-Hudson Market Adds THREE Day Vendors on Sunday;
2nd Annual Piermont Apple Pie Contest on 9/28 at the Market;
Ossining: T-Shirt to Tote Workshop Creates Alternative to Plastic Bags + MORE

September 25th – October 1st, 2014
DowntoEarthMarkets.com
CauliflowerandCarrots_VeronicaLPhoto_1408
What’s New, In Season, and On Sale This Week
Apple Cider Donuts
Migliorelli Farm

Eccles Cakes
Baked by popular demand
Robinson & Co Catering

Frozen Kofta, Rajma,
Roti Roll, Saag, & Samosa

Bombay Emerald Chutney Co.

Hake Fish – SALE!
Now $11.99/lb

American Pride Seafood

Lavender Tea Biscuits
Robinson & Co. Catering

Pear Cider
Migliorelli Farm

Pumpkin Galore: Butter,
Cookies, Pies, Tarts – Even Pumpkin Explosions
!
Regular and gluten-free
Meredith’s Bread

Sweet Potato Pie
Meredith’s Bread

Wensleydale Apple Pie
As they say in Yorkshire…
“Apple pie without cheese is like a kiss without a squeeze.”

Robinson & Co. Catering

Winter Squash Varieties
Acorn, Butternut, Spaghetti, and Sweet Dumpling
Wright’s Farm


Click on a Market to see all vendor and event details…                  

Westchester
County

Rockland
County

Ossining

Saturdays
8:30 am-1:00 pm


Larchmont

Saturdays
8:30 am-1:00 pm

Piermont

Sundays
9:30 am-3:00 pm

Croton-on-Hudson

Sundays
9:00 am-2:00 pm


Rye

Sundays
8:30 am-2:00 pm

Spring Valley

Wednesdays
8:30 am-3:00 pm


Tarrytown/Sleepy Hollow

Saturdays
8:30 am-1:00 pm

New Rochelle

Fridays
8:30 am-2:30 pm


Headed to the city soon?

Visit a Down to Earth
Farmers Market in NYC!

Announcements
Ossining: Music, Cornell Master Gardeners, Free Yoga & T-Shirt to Tote!

What a market we have planned for you this Saturday, September 27th:
Join us as the acoustic duo, Deuces Child, serenades the market from 10 am to noon. Then all are invited to join the free yoga class with Dragon Fly Yoga in Market Square from noon to 1 pm. All market day, Cornell Master Gardeners will be on hand to answer your garden queries. Also, Green Ossining volunteers will demonstrate how to create reusable tote bags from t-shirts. Their fun and easy bags are a great way to join the effort to eliminate plastic shopping bags from the market. Let’s go green together.

Croton-on-Hudson

From 11 am to 1 pm this Sunday, Susan Chasen from the Organic Teaching Kitchen will host a cooking demonstration be at the Croton-on-Hudson market. She’ll create a fresh and easy seasonal recipe to taste and try at home. Stop by and learn about organic eating and pick up ideas for your own kitchen.

Piermont

It’s finally here: This Sunday, September 27th, is 2nd Annual Piermont Apple Pie Contest.
Starting at 11 am at Piermont’s Down to Earth Farmers Market, the judges – renowned Chef Peter X. Kelly, Mark Tasker, Head Pastry Chef of Balthazar, and esteemed Piermont community member, Sylvia Welch – will savor each entry to the determine the winners. The categories are Best Tasting, Best Looking, Most Creative, and Most Traditional. Then they will turn the judging over to the public to taste each entry and vote on Best Overall. Can’t wait to see you there!

For additional events, visit our Down to Earth Markets Event Calendar.

Stay tuned to all market happenings via our Down to Earth Markets Facebook page
and follow us on Instagram and on Twitter @DowntoEarthMkts.

Wave Hill Breads Recommends: Panzanella (Tuscan Bread Salad)
Made with Fresh Market Ingredients
TomatoSlice_VeronicaLPhoto_CPK_1407

Tomatoes, thank you for a lovely season!
Photo by Veronica L Photography

Margaret Sapir of Wave Hill Breads recently shared a recipe that underlines two longstanding truths about Down to Earth vendors: 1) They sure know good food and 2) Every week at the farmers market, they inspire one another. When great culinary minds unpack next to overflowing tables of fruits and vegetables, they get to thinking. For Margaret, the tomato bounty churned her creativity. She searched for recipes to bring together her award-winning breads with the local harvest. Here she suggests Panzanella a.k.a. Tuscan Bread Salad.

Local tomatoes are soon to recede into background, as cauliflower, winter squash, and other fall favorites begin to bear. We join in Margaret’s suggestion to savor the last of this year’s tomatoes, together with the amazing breads that Wave Hill Bread brings to market every week.

Note from Margaret: I’ve adapted this recipe from Divina Cucina.This Mediterranean salad is an example of the green, white, and red colors of the Italian flag. In the 1500’s, a poem by the famous artist Bronzino describes the salad. At that time, the tomato had not been introduced into Italy yet. The ingredients were limited to cucumber, onion, basil, arugula, and bread. The Italian bread is salt-free, so they add salt to the salad recipe. According to the recipe, it is important to use bread without preservatives and let it go stale. You can cut the Wave Hill Bread thickly and let it dry. The traditional recipe aims for a crumbed bread texture.

Panzanella (Tuscan Bread Salad)

Ingredients

• 1 pound stale bread (Wave Hill Breads’ Batard)
• 3 tomatoes, cut into eighths • 2 red onions, thinly sliced
• 1 cucumber, peeled and sliced
• Basil, olive oil, vinegar, and salt (if desired)

Directions

Soak the stale bread in cold water for 10 minutes. Squeeze out the water and crumble the bread into a serving bowl. Add tomatoes, cucumber, onions, and basil. Season with olive oil and salt, if desired. Mix well and let sit. Before serving, add vinegar and mix again. Serve with olive oil, vinegar, and salt on the side. Have fun adding ingredients if you desire.

Rotating* Vendors This Week
*Vendors who rotate through various markets during the season.
They enjoy getting to know many communities, and here’s where to find them this week:

Larchmont – Saturday, Sept. 27th

Flourish Baking Company
The Peanut Principle
Pie Lady & Son
The RAD Soap Company
Robinson & Co. Catering (Locally sourced, British-inspired prepared foods)
Trotta Foods

Ossining – Saturday, Sept. 27th

Hudson River Apiaries

Croton-on-Hudson – Sunday, Sept. 28th

Bombay Emerald Chutney Co.
**NEW TO MARKET!** – Taiim Falafel Shack
Tuthilltown Spirits Farm Distillery

Piermont – Sunday, Sept. 28th

e-Desserts
Kontoulis Family Olive Oil
Penny Lick Ice Cream Company

Rye – Sunday, Sept. 28th

Christiane’s Backstube (German-inspired baked specialties)
The Peanut Principle

Down to Earth Markets 173 Main Street Ossining, NY 10562 Phone: 914-923-4837
DowntoEarthMarkets.com

New home sales power higher in August, soar by 18 percent | #SouthSalem #RealEstate

Sales of new U.S. single-family homes surged in August and hit their highest level in more than six years, offering confirmation that the housing recovery remains on course.

The Commerce Department said on Wednesday sales jumped 18.0 percent to a seasonally adjusted annual rate of 504,000 units. That was the highest level since May 2008 and marked the second straight month of gains.

July’s sales were revised to show a 1.9 percent gain instead of the previously reported 2.4 percent drop.

Economists polled by Reuters had forecast new home sales rising to only a 430,000-unit pace last month.

While the new home sales segment accounts for only 9.1 percent of the housing market, the increase last month should allay fears of renewed housing weakness after a surprise decline in home resales last month.

A survey last week showed homebuilder sentiment hit its highest level in nearly nine years in September, with builders reporting a sharp pick-up in buyer traffic.

In August, new home sales soared 50 percent in the West to their highest level since January 2008.

Sales in the populous South increased 7.8 percent to their highest level in 10 months. In the Northeast, sales rose 29.2 percent, but were flat in the Midwest.

 

 

 

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http://www.cnbc.com/id/102028719