1. Fixed mortgage rates: Today's rate cut will have little if any impact on 30-year fixed mortgage rates, which are determined by factors that operate largely outside of the Federal Open Market Committee's reach, says Keith Gumbinger of HSH Associates. "Any change in the rate has little to do with long-term mortgage rates," he says. But in its statement the Fed said it could expand a recently announced program to buy up debt and mortgage-backed securities from Fannie Mae and Freddie Mac that has already driven mortgage rates down to a very attractive 5.28 percent, according to HSH Associates. It also reiterated that it was looking at the possibility of buying long-term Treasury bonds. Both of these announcements could work to bring rates even lower.
2. Prime rate loans: The real impact of today's cut will be felt by consumers with loans that are tied to the prime rate, a benchmark rate that typically moves in lock step with the federal funds rate. "The only place where you would see a concrete impact at the consumer level would be things that are directly tied to prime," says Mike Larson, a real estate analyst at Weiss Research. Many home-equity lines of credit and certain credit cards with variable interest rates are tied to prime rate. As such, borrowers with these loans could see their interest rates decline.
3. Home-equity savings: Home-equity loans averaged 5.5 percent in October but dropped to 5.26 percent in November following the Fed's half-point cut. Gumbinger says he expects average rates on home-equity lines of credit to experience similar declines this time around--but not everyone will be able to take advantage of them. That's because many of the interest rates on these loans are already at their minimums, and are contractually prohibited to go any lower. So check the terms of your home-equity loan to see if you are eligible to cash in on the decline.
4. Target vs. effective: When credit markets are functioning normally, Fed rate cuts reduce banks' cost of funding, which allows them to widen profit margins and pass along savings to consumers in the form of lower interest rates. But today's credit conditions have changed all that. Although the Fed's target rate stood at 1 percent before today's cut, such funds were actually being traded in the market at much less than that--just 0.18 percent as of yesterday before the Fed's action. Although the Fed can usually control the effective rate by buying and selling government securities, the credit crisis has eroded its ability to do so. "Any juice that you would get from a funds rate cut in a normally functioning market, you're not really going to get that here," Larson says. "It's not going to lower the banking industry's cost of funds, because the banking industry's cost of funds is already below the target rate anyway." That means that interest rates tied to the federal funds rate won't decline as much as they otherwise would have.
5. Now what? Nariman Behravesh, chief economist at IHS Global Insight, expects rates to go all the way to zero in a matter of weeks. "The Fed has already cut the federal funds rate to 1 percent and is likely to take it all the way to zero by the end of January," Behravesh said in a recent report, issued before today's announcement. "Once the overnight rate is at zero, the Fed may have to engage in 'quantitative easing' [direct purchases of long-term Treasuries]." Even if it doesn't bring rates all the way to zero, the Fed signaled Tuesday that it's not about to push rates higher anytime soon. "The Committee anticipates that weak economic conditions are likely to warrant exceptionally low levels of the federal funds rate for some time," the Fed said in the statement.
6. Expect more unexpectedness. With only less than a quarter of a percentage point left to cut, look for the Fed to get even more creative in its efforts to revive the financial markets. New programs to support different corners of the credit market could certainly be introduced in 2009. "The Federal Reserve will continue to consider ways of using its balance sheet to further support credit markets and economic activity," the Fed said in the statement
You have to love the technology available to us these days. I have been able to track where our visitors to the site have been going over the past couple of months. I've seen what you've gravitated to and what you thought wasn't worth a click of your mouse! Don't worry, I am not offended! Based on these statistics, we have added a great deal of new content to our Central Florida real estate website.
We've added some new pages including: Foreclosure FAQ's, Property Manager, & Steve's Picks. We have updated the contact us form to be more specific to include exactly what you are looking for. We've also updated some pages that we felt were getting a little dated and we junked some stuff as well. Hey, sometimes you have to clear room for the new stuff even in the virtual world!
I'm pleased to announce the launch of our property management arm. We are offering such a worry free buying experience to our Central Florida buyers. Effectively, you need only make one call throughout the buying process and that's to us. The rest we'll organize. Once you're closed, we'll continue to work on your behalf by leasing and managing the home. It can't get much easier...for you.
Thanks again for stopping by. Don't forget buyers, this is the time to be taking action. I can get you a tremendous deal with positive returns for the future!
-Steven Ladd
Buying bank-owned property
By Steve McLinden • Bankrate.com
Dear Steve, Late in 2007 we made an offer on a real estate owned (REO) property owned by a small bank. Our offer was substantiated by then-recent comparables, but was rejected outright. We tried to open another dialogue with the bank through their listing agent, but were told they had "zero interest" in negotiating with us. The house has been on the market for two years now! The bank, by the way, gets a two-star rating on the Bankrate Safe and Sound list. I wonder: What gives?-- Kim L.
Dear Kim,Good question. Your frustrations are not uncommon. Banks were never set up to be long-term holders of residential real estate, much less play the role of real estate negotiator or speculator. As you've found, some can be downright curmudgeonly to deal with.
Bank asset managers often have little or no real estate background and can be overwrought by high foreclosure volume or have their hands tied by market uncertainties and unrealistic parent-company expectations. Some smaller banks haven't dealt with enough volume to know how to streamline their dispositions.
Typically, an REO property gets relegated to an asset manager's already bulging portfolio after no one at the foreclosure auction or courthouse sale was willing to pay the institution's minimum. Even though banks today are selling off REO properties for, say 75 cents to 90 cents on the dollar, the bank in your case may have thought your initial offer was absurdly lowball and quickly dismissed it -- and you -- perhaps without justification.
Most bank asset managers will first get a broker's price opinion, or BPO, on a property and, in the case of this property, may have been inflated and never modified to reflect the falling market. Or, there may have been one or more liens on the house, which can drive up the price when those liens must be satisfied as part of the sale.
I would find an REO buyer's agent who is experienced in dealing with bank-foreclosed sales and who better knows the nuances of each bank's REO policies. Otherwise, you'll still be dealing directly with that same REO listing agent.
You and your agent may well benefit from resubmitting and redating the initial bid. You did submit comparables, but did you also furnish repair estimates or photos to justify your offer, assuming it was somewhat lower than those comparable sales?
If you're not dead-set on getting that house, but still seek an REO bargain, you might just have to move on to a more flexible bank. If you have a steely resolve and can afford to be even more patient in this instance, the bank's board and (or) shareholders are bound to start complaining soon about all the REO expenses eating into their already thin profit margins, which could loosen things up for more sales.
Steve Ladd * Associate Broker
Keller Williams Metro Atlanta Realty
315 W. Ponce de Leon Ave | Suite 100 | Decatur | Georgia | 30030
Direct - 01 404 307 0021
US Toll Free - 1 866 771 SOLD (7653)
Fax - 01 617 449 9530
E-Mail - SLadd@StevenLadd.com
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