Tuesday, November 17, 2009
Thursday, November 5, 2009
$8,000 Credit & Low Rates; it doesn't get any better than that.
Tuesday, June 30, 2009
FIRST-TIME HOMEBUYER TAX CREDIT
Six Months Left for the $8,000 credit.
Here are some answers to Frequently Asked Questions regarding First Time Homebuyers Tax Credit of $8,000. A person is considered a first-time buyer if he/she has not had any ownership interest in a home in the three years previous to the day of the 2009 purchase. It is available for the purchase of a principal residence on or after January 1, 2009 and before December 1, 2009. Read on:
FIRST-TIME HOMEBUYER TAX CREDIT
Frequently Asked Questions
In 2008, Congress enacted a $7500 tax credit designed to be an incentive for first-time homebuyers to purchase a home. The credit was designed as a mechanism to decrease the over-supply of homes for sale. For 2009, Congress has increased the credit to $8000 and made several additional improvements. This revised $8000 tax credit applies to purchases on or after January 1, 2009 and before December 1, 2009. Tax Credits -- The Basics
1. What’s this new homebuyer tax incentive for 2009?
The 2008 $7500, repayable credit is increased to $8000 and the repayment feature is eliminated for 2009 purchasers. Any home that is purchased for $80,000 or more qualifies for the full $8000 amount. If the house costs less than $80,000, the credit will be 10% of the cost. Thus, if an individual purchased a home for $75,000, the credit would be $7500. It is available for the purchase of a principal residence on or after January 1, 2009 and before December 1, 2009.
2. Who is eligible?
Only first-time homebuyers are eligible. A person is considered a first-time buyer if he/she has not had any ownership interest in a home in the three years previous to the day of the 2009 purchase.
3. How does a tax credit work?
Every dollar of a tax credit reduces income taxes by a dollar. Credits are claimed on an individual’s income tax return. Thus, a qualified purchaser would figure out all the income items and exemptions and make all the calculations required to figure out his/her total tax due. Then, once the total tax owed has been computed, tax credits are applied to reduce the total tax bill. So, if before taking any credits on a tax return a person has total tax liability of $9500, an $8000 credit would wipe out all but $1500 of the tax due. ($9,500 - $8000 = $1500)
4. So what happens if the purchaser is eligible for an $8000 credit but their entire income tax liability for the year is only $6000?
This tax credit is what’s called "refundable" credit. Thus, if the eligible purchaser’s total tax liability was $6000, the IRS would send the purchaser a check for $2000. The refundable amount is the difference
between $8000 credit amount and the amount of tax liability. ($8000 - $6000 = $2000) Most taxpayers determine their tax liability by referring to tables that the IRS prepares each year.
5. How does withholding affect my tax credit and my refund?
A few examples are provided at the end of this document. There are several steps in this calculation, but most income tax software programs are equipped to make that determination.
6. Is there an income restriction?
Yes. The income restriction is based on the tax filing status the purchaser claims when filing his/her income tax return. Individuals filing Form 1040 as Single (or Head of Household) are eligible for the credit if their income is no more than $75,000. Married couples who file a Joint return may have income of no more than $150,000.
7. How is my "income" determined?
For most individuals, income is defined and calculated in the same manner as their Adjusted Gross Income (AGI) on their 1040 income tax return. AGI includes items like wages, salaries, interest and dividends, pension and retirement earnings, rental income and a host of other elements. AGI is the final number that appears on the bottom line of the front page of an IRS Form 1040.
8. What if I worked abroad for part of the year?
Some individuals have earned income and/or receive housing allowances while working outside the US. Their income will be adjusted to reflect those items to measure Modified Adjusted Gross Income (MAGI). Their eligibility for the credit will be based on their MAGI.
9. Do individuals with incomes higher than the $75,000 or $150,000 limits lose all the benefit of the credit?
Not always. The credit phases-out between $75,000 - $95,000 for singles and $150,000 - $170,000 for married filing joint. The closer a buyer comes to the maximum phase-out amount, the smaller the credit will be. The law provides a formula to gradually withdraw the credit. Thus, the credit will disappear after an individual’s income reaches $95,000 (single return) or $170,000 (joint return). For example, if a married couple had income of $165,000, their credit would be reduced by 75% as shown: Couple’s income $165,000 Income limit 150,000 Excess income $15,000 The excess income amount ($15,000 in this example) is used to form a fraction. The numerator of the fraction is the excess income amount ($15,000). The denominator is $20,000 (specified by the statute).
In this example, the disallowed portion of the credit is 75% of $8000, or $6000 ($15,000/$20,000 = 75% x $8000 = $6000) Stated another way, only 25% of the credit amount would be allowed. In this example, the allowable credit would be $2000 (25% x $8000 = $2000)
10. What’s the definition of "principal residence?"
Generally, a principal residence is the home where an individual spends most of his/her time (generally defined as more than 50%). It is also defined as "owner-occupied" housing. The term includes single-family detached housing, condos or co-ops, townhouses or any similar type of new or existing dwelling. Even some houseboats or manufactured homes count as principal residences.
11. Are there restrictions on the location of the property?
Yes. The home must be located in the United States. Property located outside the US is not eligible for the credit.
12. Are there restrictions related to the financing for the mortgage on the property?
In 2009, most financing arrangements are acceptable and will not affect eligibility for the credit. Congress eliminated the financing restriction that applied in 2008. (In 2008, purchasers were ineligible for the $7500 credit if the financing was obtained by means of mortgage revenue bonds.) Now, mortgage-revenue bond financing will not disqualify an otherwise-eligible purchaser. (Mortgage revenue bonds are tax-exempt bonds issued by a state housing agency. Proceeds from the bonds must be used for below market loans to qualified buyers.)
13. Do I have to repay the 2009 tax credit?
NO. There is no repayment for 2009 tax credits.
14. Do 2008 purchasers still have to repay their tax credit?
YES. The $7500 credit in 2008 was more like an interest-free loan. All eligible purchasers who claimed the 2008 credit will still be required to repay it over 15 years, starting with their 2010 tax return. Some Practical Questions
15. How do I apply for the credit?
There is no pre-purchase authorization, application or similar approval process. All eligible purchasers simply claim the credit on their IRS Form 1040 tax return. The credit will be reflected on a new Form 5405 that will be attached to the 1040. Form 5405 can be found at www.irs.gov.
16. So I can’t use the credit amount as part of my downpayment?
No. Congress tried hard to devise a mechanism that would make the funds available for closing costs, but found that pre-funding would require cumbersome processes that would, in effect, bring the IRS into the purchase and settlement phase of the transaction.
17. So there’s no way to get any cash flow benefits before I file my tax return?
Yes, there is. Any first-time homebuyers who believe they are eligible for all or part of the credit can modify their income tax withholding (through their employers) or adjust their quarterly estimated tax payments. Individuals subject to income tax withholding would get an IRS Form W-4 from their employer, follow the instructions on the schedules provided and give the completed Form W-4 back to the employer. In many cases their withholding would decrease and their take-home pay would increase. Those who make estimated tax payments would make similar adjustments. Some "Real World" Examples
18. What if I purchase later this year but can’t get to settlement before December 1?
The credit is available for purchases before December 1, 2009. A home is considered as "purchased" when all events have occurred that transfer the title from the seller to the new purchaser. Thus, closings must occur before December 1, 2009 for purchases to be eligible for the credit.
19. I haven’t even filed my 2008 tax return yet. If I buy in 2009, do I have to wait until next year to get the benefit of the credit?
You’ll have a helpful choice that might speed up the process. Eligible homebuyers who make their purchase between January 1, 2009 and December 1, 2009 can treat the purchase as if it had occurred on December 31, 2008. Thus, they can claim the credit on their 2008 tax return that is due on April 15, 2009. They actually have three filing options.
If they purchase between January 1, 2009 and April 15, 2009, they can claim the $8000 credit on the 2008 return due on April 15.
They can extend their 2008 income-tax filing until as late as October 15, 2009. (The IRS grants automatic extensions, but the taxpayer must file for the extension. See www.irs.gov for instructions on how to obtain an extension.)
If they have filed their 2008 return before they purchase the home, they may file an amended 2008 tax return on Form 1040X. (Form 1040X is available at www.irs.gov)
Of course, 2009 purchasers will always have the option of claiming the credit for the 2009 purchase on their 2009 return. Their 2009 tax return is due on April 15, 2010.
20. I purchased my home in early 2009 before the stimulus bill was enacted. I claimed a $7500 tax credit on my 2008 return as prior law had permitted. Am I restricted to just a $7500 credit?
No, you would qualify for the $8000 credit. Eligible purchasers who have already claimed the $7500 credit on a 2008 return for a 2009 purchase may file an amended return (IRS Form 1040X) for the 2008 tax year. This amended return will enable them to obtain the additional $500 credit amount.
21. If I claim my 2009 $8000 credit on my 2008 tax return, will I have to repay the credit just as the 2008 credits are repaid?
No. Congress anticipated this confusion and has made specific provision so that there would be no repayment of 2009 credits that are claimed on 2008 returns.
22. I made an eligible purchase of a principal residence in May 2008 and claimed the $7500 credit on my 2008 tax return. My brother, who has never owned a home, wishes to purchase a partial interest in the home this spring and move in. Will he qualify for the $8000 credit, as well?
No. Any purchase of a principal residence (or interest in a principal residence) from a related party such as a sibling, parent, grandparent, aunt or uncle is ineligible for the tax credit. Since you and your brother are related in this way, he cannot qualify for the credit on any portion of the home that he purchases from you, even if he is a first-time homebuyer.
23. I live in the District of Columbia. If I qualify as a first-time homebuyer, can I use both the $5000 DC credit and the $8000 credit?
No; double dipping is not allowed. You would be eligible for only the $8000 credit. This will be an advantage because of the higher credit amount, plus the eligibility requirements for the $8000 credit are somewhat more easily satisfied than the DC credit.
24. I know there is no repayment requirement for the $8000 credit. Will I ever have to repay any of the credit back to the government?
One situation does require a recapture payment back to the government. If you claim the credit but then sell the property within 3 years of the date of purchase, you are required to pay back the full amount of any credit, including any refund you received from it. A few exceptions apply. (See below, #24). Note that this same 3-year recapture rule applies, as well, to the $7500 credit available for 2008. This provision is designed as an anti-flipping rule.
25. What if I die or get divorced or my property is ruined in a natural disaster within the 3 years?
The repayment rules are eased for many circumstances. If the homeowner who used the credit dies within the first three years of ownership, there is no recapture. Special rules make adjustments for people who sell homes as part of a divorce settlement, as well. Similarly, adjustments are made in the case of a home that is part of an involuntary conversion (property is destroyed in a natural disaster or subject to condemnation by eminent domain by an authorized agency) within the first three years.
26. I have a home under construction. Am I eligible for the credit?
Yes, so long as you actually occupy the home before December 1, 2009. WITHHOLDING EXAMPLES: Note: The impact of estimated tax payments would be the same. Situation 1: Sally plans her withholding so that her withholding is as close as possible to what she anticipates as her income tax liability for the year. When she fills out her 1040, her liability is $6000. She has had $6000 withheld from her paycheck. She also qualifies for the $8000 homebuyer credit. Result: Sally’s withholding satisfies her tax liability and reduces it to zero. She will receive a refund of the full $8000. Situation 2: Nick and Nora file a joint return. Nick is self-employed and makes estimated payments; Nora has taxes withheld from her salary. When they compute their taxes, their combined withholding and estimated tax payments are $11,000. Their income tax liability is $9800. They also qualified as first-time homebuyers and are eligible for the $8000 refundable tax credit. Result: Ordinarily, their combined estimated tax payments and withholding would make them eligible for a refund of $1200 ($11,000 - $9800 = $1200). Because they are eligible for the refundable tax credit as well, they will receive a refund of $9200 ($1200 income tax refund + $8000 refundable tax credit = $9200) Situation 3: Cesar and LuzMaria both have income taxes withheld from their salaries and file a joint return. When they file their income tax return, their combined withholding is $5000. However, their total tax liability is $7200, generating an additional income tax liability of $2200 ($7200 - $5000). They also qualify for the $8000 first-time homebuyer tax credit. Result: Cesar and LuzMaria have been under-withheld by $2200. Ordinarily, they would be required to pay the additional $2200 they owe (plus any applicable interest and penalties). Because they are eligible for the refundable homebuyer tax credit, the credit will cover the $2200 additional liability. In addition, they will receive an income tax refund of $5800 ($8000 - $2200 = $5800). If they owed penalties and/or interest, that amount would reduce the refund.
Charles J. Maratta
Broker Salesperson
Re/Max Elite Services
38 Righter Road
Denville, NJ 07834
973-625-1313
201-704-6792 Mobile Direct
973-398-3813 Facsimile
http://www.wowsweethome.com/
charlesm@remax.net
Wednesday, May 13, 2009
Retail Sales Are Down
The consumer has obligations to pay first such as mortgages or rent and utility bills and food and household goods. Then there are the desirables such as purchasing new clothes or eating out. Consumers are carefully watching what they spend their hard earned money on and they are definitely cutting back on going out for entertainment and instead are watching movies at home. The good thing is we are starting to save and have family gatherings more often. The bad news is we could see more layoffs or unemployment issues. Sales at stores like Wal-Mart are up because people need certain necessities. It's the disposable income purchases that are down. Fortunately there are many of us that still have a job and interest rates are reasonably low and home prices have come down to a normal level. I still think prices are stabilizing here in New Jersey and it's a great time to go out and shop for a home. I just had an appraiser inspect a home for a client of mine and the house is under contract for more than the house was listed. Why you ask would someone pay more for a house than it was offered at? Because the house was in excellent condition and slightly under priced and after looking at so many homes in the same price range and finding them in terrible condition the purchaser knew it was an excellent find. The house had more then three offers and it went to the best offer. If you have any questions please email or call me.201-704-6792 charlesm@remax.net
Monday, May 11, 2009
“Interest Rates, Housing Bottom and Housing Inventory”
30 year fixed rate at 4.750% with 1 point with an APR of 4.873% at Country Wide Home Loans owned by Back of America. http://www.countrywide.com/rates/TodaysRates.asp?Action=Recalculate
30 year fixed rate at 4.875% with an APR of 5.086% at Wells Fargo Home Mortgage. FHA loans are at 5.00% with an APR of 5.645%
https://www.wellsfargo.com/mortgage/rates/
These present rates are excellent for our country. It can stimulate the housing economy and at best the overall consumer economy. The rates will fluctuate up and down for weeks to come. Hopefully they will not rise too much more.
I would like to start this conversation off by stating that if you have a secure job and you do not anticipate a layoff or a cut in employment hours, then this may be the perfect time for you to buy a home. And there’s one more thing to keep in mind about this report; refers to New Jersey and related regional areas.
Inventory is starting to sell because of the low rates and also because home owners are pricing their homes correctly. Some can not price the house correctly due to the fact that they owe more than what the house is worth. For example; if their balance is $300,000 and the house they want to sell is only worth $265,000, they must price it below $300,000. If they sell the house for less then what they owe then they must pay the short fall of the balance, which in this example the seller would have to pay the bank for the difference of $35,000, if they sold the house for $265,000. Plus they also have to pay for their closing costs. Some of those costs could be their attorney fees and the New Jersey Realty Transfer Fee. There could be some other expenses too.
If the house is already in foreclosure and the bank that holds the mortgage has approved for a Short Sale of the property, then the house is more than likely to sell fast as long as it is in good condition. Some of the foreclosure homes are in need of repair. Some home owners, out of frustration, purposely destroyed the premises when they moved out so that the bank would have a hard time selling it.
The Housing Market’s Improving. Inventory is selling faster due to low interest rates and the housing market is improving. We can now see a bottoming formation baseline of some stability in prices. Of course some states such as California and Florida still have a large inventory that was sold at the height of the real estate boom and unfortunately for the home owners in pre-foreclosure or foreclosure still face a financial difficultly.
First Time Home Buyers $8,000 Credit. Another incentive for first time home buyers is an $8,000 tax credit they can file on their tax return. (See May 4th Blog at http://www.cmaratta.remax-nj.com/remaxnj/modules/agent/agent.asp?p=agentblog.asp )
Who qualifies? Anyone buying a principal residence home between Jan 1, 2009 and December 1, 2009.
Multiple Offers. During the first week of May I showed a home that was on the market for only four days to a prospective purchaser. The house was in excellent condition with many upgrades, in a desirable neighborhood, a level lot, and this house was maintained properly over the last 40 years. I knew right immediately it was going to sell fast to the right purchaser. You see, it seems many homes on the market that I have looked at over the last two years since this real estate credit catastrophe, are in poor condition or they are over priced or both. Well, this house was neither; therefore I knew it would sell to the next available qualified buyer. That house went under contract in seven days after three offers and two additional backup offers. That’s a total of five offers on that one home because it was priced right. Of course the highest bid was awarded the acceptance.
The Housing Bottom is Forming. Multiple offers in the past were normal in the real estate boom. Now we are seeing more of them and that is a good sign for the economy. It does not mean we are seeing a return of the boom. When buyers know the house is priced right and when sellers cooperate you will see more multiple offers. It also means the housing market is starting to see a bottom and its forming a baseline where we can stabilize prices. We may possibly see an appreciation in home prices in the near future or next year but a small one at that.
Charles J. Maratta
Broker Salesperson
Re/Max Elite Services
38 Righter Road
Denville, NJ 07834
973-625-1313
201-704-6792 Mobile Direct
973-398-3813 Facsimile
charlesm@remax.net
www.wowsweethome.com