South Salem NY real estate sales up 39% – Prices up 6% | RobReportBlogSouth Salem NY Real Estate Report – last six months
2012
39 sales
$575,000 median sales price
$245,000 low price
$1,300,000 high price
2869 ave. size
$230 ave. price per foot
208 ave. DOM
$649,193 ave. sales price
Tag Archives: South Salem NY
Enloop Will Write Your Business Plan For You | South Salem Real Estate
Couple Feels Taxed Out of Homeownership | South Salem Real Estate
In the “Money Mic” series, LearnVest hands over the podium to someone with a strong opinion on a financial topic. Today, one woman shares what it’s like to be disproportionately taxed based on her income — and how it’s holding her back.
If someone had told me as a kid in Louisiana that my husband and I would have a combined income of $250,000 a year in our late 20s, I would have been pie-eyed. It sounds like a crazy amount of money. But after taking into account taxes, debt and living expenses in New York City, we’re actually finding it difficult to meet our financial goals.
Why our taxes are nearly unmanageable
Last year, we paid $100,000 in taxes, which is almost exactly 40 percent of what we make. Even though we also paid $22,000 in student loan payments (we have about $145,000 in combined loans for my husband’s law school and my grad school), we don’t qualify for deductions — if you make more than $150,000 filing jointly, you can’t deduct student loan interest.
We also don’t get a deduction for home ownership — because we can’t afford to buy one. We’ve been saving for three years, and after another three years of diligent budgeting, we hope to have about $100,000, which would be enough for a 20 percent down payment on a home in a New York suburb with decent schools — the average “starter” home in these areas is about $500,000 — plus an extra $20,000 for closing costs and incidentals.
We’re in a weird place: We don’t have enough money to invest in a house or the stock market, which would get us tax exemptions. So we pay the full 40 percent of our salary in city*, state and federal taxes. People who are much wealthier can take advantage of tax loopholes, capital gains preferential tax rates and a larger mortgage deduction, so they end up paying only about 20 percent in taxes. For instance, in 2011, Barack Obama paid 20.5 percent in taxes. Mitt Romney paid 14 percent in taxes.
We find it ironic that we’d have to make more … in order to pay less.
If we’re being honest, it’s not only taxes that are killing us. Living in Manhattan is expensive — up to three times the cost of living in other cities — but I work for a private equities firm, and my husband is in securities litigation. This city is the industry hub for both of our careers.
We’ve discussed moving, but it’s unlikely that we would both be able to get jobs elsewhere. We rent a 1-bedroom apartment near our offices in a neighborhood where they go for $3,000 a month. We could move to a slightly cheaper outer borough, but we’re both called into our offices at odd hours, and we also work long days. So we pay for the convenience of living near work.
How things could get harder for us
We budget constantly. As an accountant, I’m always reviewing our spending and trying to find ways to cut back. We take the subway. We don’t buy name-brand clothes, and we don’t buy anything unless it’s on sale. We take only one fun trip a year and the most we’ve ever spent on that is $1,600.
My husband isn’t even putting money in his 401(k), so we can save more for a house. (I contribute to mine, but we have diverted all of our emergency fund to our house savings.) It’s something we argue about, but these are the choices we have to make.
Don’t get me wrong — our lives are good. We work very hard, and enjoy what we do, but I’m tired of people saying that we’re not paying our fair share. How much more are we supposed to pay?
Why the tax code needs to change
We both come from middle-class families and were taught that if you go to school and work hard, you can live the “American Dream”: own a house, have a family. It’s really all we want. We don’t live — or long for — an extravagant lifestyle.
Look, I know it’s relative. I realize there are families raising three kids on $50,000 that are just trying to put food on the table. My husband and I are very thankful for what we have. And we don’t begrudge paying taxes. We even understand why people think we’re rich. Compared to many people, we are.
We just can’t figure out how we’re supposed to make the “American Dream” work for us while giving away half of our income in taxes.
The tax code needs to change, and if it were up to me, I’d like to see the following:
- Adding a cost-of-living factor. The tax code should have a “factor” that takes into account location-specific costs, like average home price, the price of an equivalent bag of groceries, the average price of a car and the average cost of gas in a region. Once taxes are calculated, the factor would be applied to achieve greater geographic tax parity.
- Phasing out deductions and loopholes. If we lowered tax rates across the board, and cut the deductions and loopholes in the system (there are plenty of them to pick from!), we would put everyone on a more level playing field. I know it’s a touchy subject, but capital gains rates probably also need to be increased from the current 15 percent — even if it’s just a bump to 20 percent.
- Broadening the tax base. Right now, deductions and loopholes mean that many people don’t pay certain federal taxes. If we eliminated them as described above, more people would pay taxes that they owe. By no means do I think that families in dire circumstances should be asked to dole out money to the government. But if more families could help chip in a small portion of their earnings, it would work toward generating more revenue — and a little bit, spread across a large number of people, could go a long way.
- Lowering the tax rates. I’d be fine paying in the 30 percent range. And if my husband and I did make it to a point where we were making above $500,000, reasonable tax increases (35-39 percent) for this income would be acceptable.
There’s something really wrong with a system that considers us “rich” and not paying our fair share at 40 percent — but billionaires are only paying 20 percent or less.
Something is obviously broken.
We just hope it gets fixed soon.
*New York City is one of the few cities in the United States with city taxes.
New Home Sales in November | South Salem NY Real Estate
U.S. will hit debt limit on Dec. 31, Treasury Department says | South Salem Homes
LPS: 7.12% of U.S. loans are delinquent | South Salem NY Realtor
Mortgage delinquencies ticked up in November even though the nation continued to experience declining distressed inventory levels and fewer delinquencies year-over-year, according to data firm Lender Processing Services.
Roughly 7.12% of all U.S. loans surveyed by LPS ($24.99 -0.69%) ended up classified as delinquent in November.
LPS reached this conclusion after analyzing statistics from its own loan-level database, which can access data on 70% of the entire mortgage market.
From October to November, the U.S. delinquency rate edged up 1.19%, while still falling 9.06% from a year earlier.
The number of properties 30 or more days past due, but not in foreclosure, totaled 3.53 million in November, while 1.584 million were 90 or more days delinquent.
When tallying delinquent homes with properties in foreclosure, the distressed segment of the market includes 5.35 million homes.
The U.S. states of Florida, New Jersey, Mississippi, Nevada and New York had the highest percentage of non-current loans.
Those with the lowest percentage of non-current loans in November included Montana, Wyoming, South Dakota, Alaska and North Dakota.
The nation’s pre-sale inventory rate hit 3.51% last month, down 2.84% from October and a decline of 16.42% from last year.
Bay Area foreclosures down in November as banks cancel auctions | South Salem Real Estate
Banks auctioned off fewer foreclosed Bay Area homes in November as the holiday season began, a foreclosure tracking company reported Tuesday.
The decline, which followed an increase in October, comes as five major banks turn from foreclosing on those behind on their mortgages to loan modifications and short sales under a national settlement with state attorneys general that took effect in October.
So far, there appear to be more short sales than foreclosures, according to Bay Area housing counselors.
ForeclosureRadar reported that cancellations of foreclosure sales were up in November from the previous month although not as sharply as in October. There were 1,916 cancellations of foreclosure sales and only 582 sales in Contra Costa, Alameda, San Mateo and Santa Clara counties. That was down from 744 foreclosure sales in October.
Notices of default — the first step in the foreclosure process — were down in the East Bay and Silicon Valley, according to ForeclosureRadar. In Contra Costa County, default notices were down 21 percent from October. They dropped 34 percent in Alameda County and almost 19 percent in Santa Clara County. San Mateo County bucked the trend with an increase of 57 percent from October, breaking a six-month decline.
The number of homes owned by banks dropped again on both sides of the bay, continuing a yearlong trend.
Nonprofits that counsel people facing foreclosure say they haven’t seen that many
Advertisementmodifications, according to Kevin Stein of the California Reinvestment Coalition, which monitors the groups.
At a recent meeting between the national settlement monitor and foreclosure counselors in Oakland, Stein recalled, “all the counselors were saying things haven’t changed very much. Some people were saying things are a little bit better, and nobody said it’s worse. Here and there they see modifications,” Stein said.
The drop in foreclosure sales is affecting the cases seen by the Housing Trust of Santa Clara County’s foreclosure help center, according to program manager Sean Coffey.
“We’re seeing more traditional causes of foreclosure — a spouse passed away, unemployment, divorce or medical bills,” he said.
Mary Lu Gonzales, a San Jose real estate agent who volunteers at the help center, said she’s seen a decline in people facing foreclosure and more requests from people teetering on having to do a short sale, which is the sale of a home for less than the amount owed on it.
“I’m seeing homeowners who are on the brink, slightly underwater but not enough that a short sale is really worth it for them,” she said. They can’t get a loan modification, and they can hang on if they tighten their belts, she said, but a short sale is a move they are considering.
“Do they want to take that chance and damage their credit, or hold on for appreciation?” is the question they’re asking, she said.
FHA commits to additional tightening | South Salem NY Real Estate
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The Federal Housing Administration has committed to several changes to FHA mortgage programs that, while less drastic than measures proposed by Senate Republicans, will limit the ability of some borrowers with low credit scores to qualify for loans, and raise minimum down payment requirements and premiums for borrowers taking out mortgages larger than $625,000.
The changes are designed to shore up FHA’s reserves after the agency reported a $16.3 billion deficit in a report to Congress last month, raising the specter that FHA will require a taxpayer bailout next year for the first time in its 78-year history.
Sen. Bob Corker, a Tennessee Republican, announced today that the FHA had committed to change and that in return, he will support Acting FHA Commissioner Carol J. Galante’s nomination to be FHA commissioner.
Corker released a letter from Galante, who promised FHA would “move on” several policy changes by Jan. 31, 2013:
- Increase underwriting criteria for borrowers with FICO credit scores between 580 and 620 by establishing a maximum debt-to-income ratio.
- Increase the down payment requirement and the insurance pricing for loans between $625,000 and $729,000 to protect FHA against loss on high balance loans that are outside Fannie and Freddie conforming loan limits and scale back the government’s footprint in the housing market.
- Crack down on lenders that advertise under the false pretense that borrowers can “automatically” qualify for an FHA-insured loan three years after a foreclosure. Borrowers who have experienced a foreclosure must have re-established good credit and meet underwriting criteria, including the policy change outlined above for borrowers with credit scores under 620. FHA also committed to analyzing whether a foreclosure due to a one-time event, such as a job loss, resulted in a different or better performance than other reasons for foreclosure.
- Place a moratorium on the full drawdown reverse mortgage program, the Standard Fixed Rate HECM, to assess its viability after $2.8 billion in losses.
In her letter to Corker, Galante said FHA is finalizing a letter to lenders that will require borrowers with FICO scores below 620 to have a total debt-to-income ratio of no more than 43 percent to be eligible for processing through FHA’s automated underwriting system, TOTAL Scorecard. Borrowers with DTIs exceeding 43 percent will have to be processed manually, with lenders documenting compensating factors such as a larger down payment or a higher level of reserves.
Galante said FHA will raise the minimum down payment on loans between $625,500 to $729,000 from 3.5 percent to 5 percent. Since June, FHA has been pricing mortgage insurance premiums for loans in that range at 150 basis points, instead of 125 basis points. Another premium increase announced in November will raise the premiums to 155 basis points — the maximum currently allowed by law.
In normal housing markets, FHA is only allowed to guarantee loans of up to $271,050. But in high-cost markets, FHA is permitted to insure loans of up to 125 percent of the median home price, up to a limit of $729,750.
Congress boosted loan limits for FHA, Fannie Mae and Freddie Mac in 2008, after the secondary market for “jumbo loans” not backed by the government collapsed. Before the ceilings were implemented, Fannie and Freddie’s “conforming loan limit” was $417,000 in all but a few high-cost markets.
While Congress allowed Fannie and Freddie’s loan limits to slip back to $625,500 last year, it restored FHA’s ability to insure loans of up to $729,750 in high cost markets through 2013.
That means FHA is the only option for government-backed loans of $625,500 or greater. Borrowers can still obtain “jumbo loans,” but can expect to pay higher rates because lenders must keep them on their books.
The combination of higher down payment requirements and increased mortgage insurance premiums is aimed at scaling back the FHA’s market share of those loans.
Galante said she would “move on these additional actions by January 31, 2013” but did not give an exact date for when the changes would take effect. An FHA spokesman confirmed the letter’s authenticity, but said no further information was available.
Galante said she had confirmed that the Obama Administration will support these new policies.
Corker, a member of the Senate Banking, Housing and Urban Affairs Committee, said that as a result of Galante’s committment to these FHA reforms, he will drop his opposition to her bid to become FHA commissioner.
“While this is only a first step, I am encouraged that Acting Commissioner Galante has committed to structural reforms that we both believe put FHA in a much stronger position. Given the reforms she is committed to, I believe that having an accountable commissioner with her resolve and expertise will be in the best interest of the taxpayer,” Corker said in a statement.
Last week, Corker announced he had sponsored an amendment to FHA legislation calling for a minimum credit score of 620 for all borrowers, a two-year shutdown on the entire reverse mortgage program, a maximum loan limit lowered to $625,000, and 20 percent down payments for mortgage applicants who experienced a foreclosure during the preceding seven years.
NY’s Westchester County won’t host gun show | South Salem NY Realtor
Associated Press
WHITE PLAINS, N.Y. — Westchester County will not host a gun show early next year in the wake of the massacre in Newtown, Conn.
County Executive Rob Astorino said it would be inappropriate for the county to hold the event.
Former County Executive Andrew Spano had banned the show after the 1999 Columbine school shootings in Colorado. The ban remained in effect for more than a decade.
Astorino brought back the show in 2010.
His decision comes after Greenburgh Town Supervisor Paul Feiner called on the county to cancel the show at the government-owned building.
Westchester Board of Legislators Chairman Ken Jenkins said banning such shows at the County Center was part of the answer to curbing gun violence.
The show’s promoter, Westchester Collectors, didn’t return respond to calls for comment.
—Copyright 2012 Associated Press





