Wilmington NC real estate | 4th Quarter 2011 Zip Code Report | Wilmington Regional Association of Realtors

Local Market Analysis: 4th Quarter 2011 Zip Code Report.

Ashley Garner, the new 2012 WRAR President has just released the 4th quarter Zip Code Stat report for the Wilmington area.  Below is his report:

When analyzing six major zip codes in our region – 28403, 28405, 28409, 28411, 28412 and 28451 – we had three zip codes that had an average sold price increase of 1.3% to 10.8% over third quarter 2011. All six zip codes had a slight decrease in the list to sales price ratio for fourth quarter. Sellers in 28451 got about 96.6% of their asking price while those in 28405 only got 91.3% of their asking price.

Only three zip codes had an increase in average list price from 2.1% to 11.7%. Concessions offered to buyers were offered in 22% to 45% of the transactions in fourth quarter 2011. Our median sales price for two zip codes reflects an increase from 2.6% to 10.3%. Our overall average days on the market increased for four zip codes from 140’s to about 187; while 28409 and 28451 had an average decrease of 23 to 34 days.

Analyzing the growth within the six major zip codes in our region, an average of the zip codes shows for the fourth quarter of 2011:

•    Our average sales price has decreased by 4.8% from third quarter 2011.
•    Of the 597 sellers in fourth quarter – 33.0% paid some sort of concession toward the purchase of the house.
•    Our list to sales price ratio for fourth quarter is 94.0%, a decrease from 94.8% for third quarter 2011.
•    The average list price of the sold properties is $245,760 and is down 3.9% from third quarter 2011.
•    The average number of days a property remained on the market for fourth quarter was 158 days compared to 152 days for third quarter 2011.
•    The median sold price of $179,268 for fourth quarter has decreased 2.0% from third quarter 2011.

The areas of focus in this analysis were:  

•    Selling Price – The price the seller accepts for his or her house.
•    Sellers Concessions – The amount of money a seller of a house contributes toward the buyers purchase.
•    List to Sales Price Ratio – The difference between the list price and the selling price shown as a percentage.
•    Days on Market – The number of days a house remains for sale, from the listing date to the date the property is placed under contract.
•    List Price – The amount of money a home is listed on the market.
•    Median Price – The middle price of all the properties sold in the given time period.

3Q vs. 4Q 2011 Zip Code Comparison Chart - Wilmington NC Real Estate
4th Quarter 2011            28403 Zip Code
•    The average selling price of $211,141 has increased 6.1% from 3rd Quarter 2011 average selling price of $198,995.
•    26% of sellers paid a concession compared to 24% in 3rd quarter 2011.
•    The average list price of $230,836 for 4th Quarter has increased 7.8% over 3rd Quarter 2011 average list price of $214,048.
•    The average number of days a property remained on the market for 4th Quarter was 187 days compared to 185 days for 3rd Quarter 2011.
•    The median sold price of $156,000 for 4th Quarter has increased 2.6% from 3rd Quarter 2011.
•    Sold homes in 4th Quarter received 91.4% of the asking price, a decrease from 92.9% for 3rd Quarter 2011.

4th Quarter 2011            28405 Zip Code
•    The average selling price of $262,588 has decreased 13.8% from 3rd Quarter 2011 average selling price of $304,544.
•    22% of sellers in 4th Quarter paid a concession compared to 32% for 3rd Quarter 2011.
•    The average list price of $287,370 for 4th Quarter has decreased 11.8% from 3rd Quarter 2011 average list price of $325,852.
•    The average number of days a property remained on the market for 4th Quarter was 182 days compared to 152 days for 3rd Quarter 2011.
•    The median sold price of $165,000 for 4th Quarter has decreased 7.8% from 3rd Quarter 2011.
•    Sold homes in 4th Quarter received 91.3% of the asking price, a decrease from 93.4% for 3rd Quarter 2011.

4th Quarter 2011            28409 Zip Code
•    The average selling price of $261,680 has decreased 5.8% from 3rd Quarter 2011 average selling price of $277,697.
•    33% of sellers in 4th Quarter paid a concession compared to 38% in 3rd Quarter 2011.
•    The average list price of $279,858 for 4th Quarter has decreased 4.5% over 3rd Quarter 2011 average list price of $293,112.
•    The average number of days a property remained on the market for 4th Quarter was 144 days compared to 167 days for 3rd Quarter 2011.
•    The median sold price of $200,000 for 4th Quarter has decreased 17.1% from 3rd Quarter 2011.
•    Sold homes in 4th Quarter received 93.5% of the asking price, a decrease from 94.7% from the 3rd Quarter 2011.

4th Quarter 2011            28411 Zip Code
•    The average selling price of $253,001 has decreased 13.6% over 3rd Quarter 2011 average selling price of $292,660.
•    45% of sellers in 4th Quarter paid a concession compared to 38% in 3rd Quarter 2011.
•    The average list price of $269,054 for 4th Quarter has decreased 13.4% over the 3rd Quarter 2011 average list price of $310,724.
•    The average number of days a property remained on the market for 4th Quarter was 177 days compared to 132 days for 3rd Quarter 2011.
•    The median sold price of $199,359 for 4th Quarter has decreased 2.8% from 3rd Quarter 2011.
•    Sold homes in 4th Quarter received 94.0% of the asking price, an increase from 94.1% for 3rd Quarter 2011.

4th Quarter 2011            28412 Zip Code
•    The average selling price of $178,025 has increased 1.3% over 3rd Quarter 2011 average selling price of $175,809.
•    31% of sellers in 4th Quarter paid a concession compared to 36% in 3rd Quarter 2011. The best of all zip codes.
•    The average list price of $185,954 for 4th Quarter has increased 2.1% over the 3rd Quarter 2011 average list price of $182,143.
•    The average number of days a property remained on the market for 4th Quarter was 158 days compared to 140 days for 3rd Quarter 2011.
•    The median sold price of $146,000 for 4th Quarter has decreased 6.1% from 3rd Quarter 2011.
•    Sold homes in 4th Quarter received 95.7% of the asking price, a decrease from 96.5% for 3rd Quarter 2011.

4th Quarter 2011            28451 Zip Code
•    The average selling price of $225,322 has increased 10.8% from 3rd Quarter 2011 average selling price of $203,449. The best of all zip codes.
•    33% of sellers in 4th Quarter paid a concession compared to 33% in 3rd Quarter 2011.
•    The average list price of $233,091 for 4th Quarter has increased 11.7% over the 3rd Quarter 2011 average list price of $208,709. The best of all zip codes.
•    The average number of days a property remained on the market for 4th Quarter was 114 days compared to 148 days for 3rd Quarter 2011. The best of all zip codes.
•    The median sold price of $196,300 for 4th Quarter has increased 10.3% from 3rd Quarter 2011.
The best of all zip codes.
•    Sold homes in 4th Quarter received 96.6% of the asking price, a decrease from 97.4% for 3rd Quarter 2011. The best of all zip codes.

Our fourth quarter 2011 shows limited growth in average sales price and median sales over last quarter. Several improving factors on a national, as well as local basis, makes now the most opportune time to purchase a home. Here are just a few more reasons why now is the most opportune time to purchase a home.

•    The Blue Chip Consensus forecast has around fifty economists representing organizations such as FedEx, Dupont, Ford Motors, and the U.S. Chamber of Commerce. Interestingly though, this Blue Chip average consensus forecast value generally tends to be more accurate than any individual economist’s forecast over the long run. That is to say, it is better to trust the consensus forecast more so than an individual economist’s forecast. So, what is the Blue Chip consensus saying about the bottoming of home values? In the latest January issue, a solid majority of economists said the Case-Shiller home price index will finally bottom in 2012. With 75.6% saying this index of homes prices will finally bottom out in 2012. Lawrence Yun – NAR Chief Economist

•    Lawrence Yun, NAR chief economist, said these are early signs of what may be a sustained recovery. “The pattern of home sales in recent months demonstrates a market in recovery,” he said. “Record low mortgage interest rates, job growth and bargain home prices are giving more consumers the confidence they need to enter the market.”

•    Freddie Mac released the results of its Primary Mortgage Market Survey® (http://www.freddiemac.com/pmms), showing average mortgage rates changing little amid mixed economic data. Regardless, the 30-year fixed-rate mortgage edged down slightly to 3.88 percent to a new all-time record low marking the seventh consecutive week below 4.00 percent.
All of this makes now the most opportune time to purchase a home. Contact your REALTOR® today!  

An Analysis of information from the Wilmington Regional Association of REALTORS® Incorporated, for the period Jan. 1, 2005 through December 31, 2011 – data pulled on January 21, 2012. Average sold numbers for specific neighborhoods within each zip code can be higher or lower than these stated averages. It is highly recommend that you consult a REALTOR® to determine how these numbers specifically relate to your neighborhood.

We would be glad to answer any of your questions regarding this report or anything about the Wilmington NC real estate market.  Please visit www.cbbaker.com for all your real estate needs.

Soothing Medicine for your CONCIENCE | Volunteer Concience Fair 2012 | Wilmington NC real estate

StarnewsMedia is hosting the 2012 Concience Fair again this year at the Cape Fear Community College North Campus.  If you have not selected a New Years resolution, may you find one here at the fair.  Over 100 Non- Profits will be there with a whole list of needs.  A great time to scratch that “Volunteer” itch you have been having. 
Wilmington NC is an awesome city and it is mainly because of it’s great people and giving attitude.  Join in, you will not be sorry.The 2012 StarNews Media Conscience Fair is 10 a.m. to 3 p.m. Saturday, Feb. 4, in the McKeithan Center at Cape Fear Community College’s North Campus, 4500 Blue Clay Road.

Nonprofit organizations present information about volunteer opportunities. To reserve a space – it’s free – visit StarNewsOnline.com/ConscienceFairand fill out the signup form.

The following nonprofits have signed up as of 3 p.m. Friday, Jan. 20.ORGANIZATION NAME:   CONTACT PERSON   PHONE NUMBER   E-MAIL ADDRESS  
International Seamen’s Center Ron Casterline 910-681-1603 rgcasterline@yahoo.com

St. Mary Health Center Laura Vinson-Garvey (910) 279-0643 lvinsongarvey@yahoo.com

Armor of God Ministries Debi Tucker 910-259-5062 debineedstime@yahoo.com

Love Is Bald Kelli N. Russell 910-264-6097 kellineese@hotmail.com

CUE Center for Missing Persons Melissa Neu 910.541.1626 cmneu@marketingflotsam.com

Wilmington Area Rebuilding Ministry, Inc. JC Skane 910.399.7563 info@warmnc.org

disAbility Resource Center Gloria Garton 910-815-6618 gloria.garton@drcwilmington.org

Moores Creek Conservation Alliance Nancy Keith 910-540-0179 moorescreekconservation@gmail.com

Cameron Art Museum Bo Dean 910-599-3995 ext 1010 bodean@cameronartmuseum.com

WHQR Public Radio Laura Hunsberger (910) 343-1640 laura@whqr.org

Church World Service/ CROP Walk Janet Magelli 910-616-1342 jmagelli@gmail.com

Arts Council of Wilmington and N.H.Co. Owen Wexler 910.790.3989 mowexler@aol.com

Foreign Exchange Student Program -PAX /STEP Tracy Bickel 910-632-4293 hostexchangestudent@gmail.com

PILOT CLUB OF WILMINGTON RAMONA ANDREWS, PRESIDENT 791-2733 – BUSINESS  612-0834  – CELL randrews@biz.ec.rr.com

Greater Porters Neck Area Foundation Yona Bar-Zeev 910n 686-5191 pnccyona@yahoo.com
The Arc of NC-Benefit Bank/ Volunteer Income Tax Assistance (VITA) site Brian Moeller (9100 538-9421 bmoeller@arcnc.org

The Full Belly Project Daniel Ling (910) 452-0975 fullbellyproject@gmail.com

WINGS MINISTRY Missy Settlemyre 910-512-7643 missy@wingsministriesinc.com

Religion News Wilmington Amanda Greene, local editor and community manager 910-471-9152 or 910-520-3958 Amanda.Greene@ReligionNews.com

Wilmington Health Access for Teens Emily Henley 910-202-4605 emilyhenley@whatswhat.org

Lifeguide  ( We will be sharing a booth with Guardian ad LItem as in the past two years.) Denny Smith 793-3472 densmi@bellsouth.net

ACCESS of Wilmington Inc. Dan Johnson, Chair  AND/OR  David Morrison, Vice Chair 910-962-3659 Johnsonde@uncw.edu  david.morrison87@yahoo.com

League of Women Voters of Lower Cape Fear Carole Ellis 910-791-0922 cellis13@ec.rr.com

OLD BRIDGE PRESERVATION SOCIETY Karen Dombrowski 910.579.9021 Rkd389@hotmail.com

First Book – New Hanover Co. Carol Barre 910-200-1441 cbarre1250@ec.rr.com

First Book New Hanover County John Osinski 910-962-4271 osinskij@uncw.edu

The Affordable Housing Coalition ofSoutheastern NC Toni Melvin Whitaker  Acting Executive Director (910) 599-0348 toniwhit@ec.rr.com

Buy Local ILM Gayle Tabor 910.471.7627 hello@buylocalilm.com

S.H.A.R.E. Briana Kelly 910-431-6418 Brianamkelly@hotmail.com

Trinity Grove Ms. Noel Schuler 910-442-3016 nschuler@trinitygrove.net

MADGRL  Mid-Atlantic Great Dane Rescue League Arlene Hubner 910-845-5143 ahubner@ec.rr.com

The Warrior Ride Debra/Bob Racine 910-278-4612 teamracine@thewarriorride.org

Elderhaus PACE Amy Derck (910) 338-2757 amy.derck@elderhaus.com

KAIROS Prison Ministries Intl. Gordon Keifer 256-5781 gordonkeifer@hotmail.com

Wilmington Prostate Cancer Support Group, Us TOO George Gardner 792-9953 wproscasupportgp@aol.com

Bellamy Mansion Museum Gareth Evans 910.251.3700 gareth@bellamymansion.org

Oceana Zachary Keith 321-356-6603 zkeith@oceana.org 

Junior Achievement of the Cape Fear Region Courtney Hickman 910-462-3690 chickman@jacarolinas.org

Project Linus Sharon Black 910-681-0452 slhblack@bellsouth.net

Guardian ad Litem Program of the 5th Judicial District Lynne Fender or Liz Kachris-Jones 910-616-8960 or 910-520-4035 lfender@ec.rr.com or  liz.k.jones@nccourts.org

Wilmington Multiple Sclerosis (MS) Support Group Burt Masters, Co-Leader, Wilmington MS Spt Gp (910) 383-1368 happyheim@peoplepc.com

Interfaith Refugee Ministry Sarah Kingsley 910-538-0714 skingsley@helpingrefugees.org

Carolina Vocal Arts Ensemble Beverly Cree 910.799.9977 bjcree@gmail.com

Occupy Wilmington NC Roxanne Kirtright 910 380 1690 araweggandastorm@gmail.com

The Friends of the New Hanover County Public Library Ruth M. Brown 910-256-5482 ruthbrown@bellsouth.net

Cape Fear Coalition for a Drug-Free Tomorrow Diane Edwards 962-7432 edwardsd@uncw.edu

The Carousel Center Tira Hanrahan (910) 254 – 9898 ext. 218 tira.hanrahan@carouselcenter.org

Monty’s Home Barb Raab 910-259-7911 info@montyshome.org

Cape Fear Clinic, Inc.  (Formerly Tileston Health Clinic) John Devaney, Executive Director 910-343-8736 jdevaney@capefearclinic.org

American Red Cross- Cape Fear Chapter Wendy Flynn (910) 762-2683 ext 328 flynnw@usa.redcross.org

Food Bank of Central & Eastern North Carolina at Wilmington Jeff Rose 910-251-1465 ext 2205 jrose@foodbankcenc.org

(WRAAP) Wilmington’s Residential Adolescent Achievement Place, Inc. Daryl Dockery 910.392.6007 daryldock@aol.com

Airlie Gardens Flo Berry 910-798-7566 Fberry@nhcgov.com

NC Coastal Federation Ted Wilgis 910-509-2838 tedw@nccoast.org

Phoenix Employment Ministry Don Skinner 910-343-8469 phoenixesw@bellsouth.net

Lower Cape Fear Hospice & LifeCareCenter Tracy Register / Jason Clamme 910-512-7559 or 910-796-7981 tracy.register@lcfh.org or jason.clamme@lcfh.org

Domestic Violence Shelter and Services, Inc. Andrea Stough 910-343-0703 dvoutreach@earthlink.net

Wrightsville Beach Museum of History Madeline Flagler 910-256-2569 wbmuseum@bizec.rr.com

Muscular Dystrophy Association (MDA) Melissa Clary 910-763-3114 mclary@mdausa.org

Wilmington SCORE Sara Raleigh 910-409-9865 sraleigh@ec.rr.com

Coastal Horizons Center, Inc.  Crisis Intervention Services Julie Ozier, LCSW or   Celine Adair, LMFT (910) 392-6936 jozier@coastalhorizons.org

American Red Cross – Cape Fear Chapter Wendy Flynn 910-762-2683 ext.328 flynnw@usa.redcross.org

Brunswick County Volunteer Center Jayne W. Mathews 910-253-2574 jmathews@brunswickes.com

YWCA Lower Cape Fear Katie Nelson 910-799-6820 ext 104 volunteers@ywca-lowercapefear.org

New Hanover High School Army JROTC LTC James M. Chaffins (910) 520 – 7244 james.chaffins@nhcs.net

Comfort Socks Theresa Tese 9102698577 theresa@comfortsocksonline.org


SEACC (Southeastern Alliance for Community Change) Steve Lee 910-791-4877 seacc1@gmail.com

Brunswick Christian Recovery Center Ouida Hewett 910-842-6017 ouida@atmc.net

OPTIMIST CLUB OF WINTER PARK CHUCK KUEBLER 910-392-7760 charleskuebler@gmail.com

Elderhaus Adult Day Care Trudy Tann (910)251-0660 trudy.tann@elderhaus.com

Brunswick Family Assistance Agency Lora Moree 910-754-4777x 103 lorabfa@gmail.com

Amercan Radio Relay League Glenn Cox 910 431 3875 ke4bmy@hotmail.com

“Bread for Life….” Ministry Claudette Fiskin, MSW 910-343-5276 Bread4life.ministry@gmail.com

Cape Fear Literacy Council Rachel LaCoe 910-251-0911 rlacoe@cfliteracy.org

Canines for Service (formerly Carolina Canines for Service) Laura Kranchalk 910-362-8181 lkranchalk@caninesforservice.org

Pretty In Pink Foundation Joy Wade 910-620-9871 jwade@prettyinpinkfoundation.org

Paws Place Inc.  3701 E. Boiling Spring Rd.  Winnabow, NC 28479 Peggy Durso 910-253-9258 peggydurso@ec.rr.com

New Hanover Regional Medical Center Eileen McConville 815.5317 eileen.mcconville@nhrmc.org

A.R.R.L. The Amercican Radio Relay League Glenn Cox 910 431 3875 ke4bmy@hotmail.com

Cape Fear Volunteer Center Annie Anthony 910-392-8180 cfvcdirector@gmail.com

Ten Savvy Ways To Pay For A House Today | Wilmington NC real estate

Different buyers have different mortgage needs. Fortunately, lenders today offer many mortgage options to choose from. Chances are you’ll find a mortgage plan that works for you.

Because points, fees and interest rates vary, check with us or your lender for specific information on the type of loan you are considering. The “snapshot” interest rate examples shown here are for illustrative purposes only and may not reflect current rates. For simplicity, all examples here use a $100,000 sales price. Monthly payments are for principal and interest only (taxes, insurance and condo/homeowner fees would increase your payment).

Adjustable-Rate Mortgage.

The interest rate is adjusted up or down periodically based on a financial market index (such as Treasury bills). Monthly payments start lower than for fixed-rate mortgages. The initial rate is set for a specified period — 1, 3, 5, 7, or 10 years — and then rates adjust on a schedule, say, annually. The adjustments generally are limited by annual caps and a life-of-the-loan cap.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: 30 years
Interest Rate: 7% (until first rate adjustment)
Monthly Payment: $599 (until first rate adjustment)

Fixed-Rate 30-Year Conventional Mortgage.

A fixed-rate conventional loan is made by a commercial lender for 30 years. Monthly payments (excluding taxes) remain unchanged for the life of the loan. Some lenders allow mortgages with as little as 5% down, but require private mortgage insurance for loans with less than 20% down.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: 30 years
Interest Rate: 8 1/2%
Monthly Payment: $692

Fixed-Rate 15-Year Conventional Mortgage.

This is similar to the 30-year conventional mortgage, except the loan is repaid in half the time. Interest rates are typically lower than for a 30-year loan, and interest paid over the life of the loan is less, but the monthly payments are usually slightly higher. Government-backed loans — VA and FHA — are also available in 15-year terms.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: 15 years
Interest Rate: 8 1/4%
Monthly Payment: $873

Two-Step Loan.

This 30-year loan is a cross between the ARM and a conventional loan. The mortgage carries a fixed rate for 5, 7 or 10 years and then adjusts to market interest rates once for the remainder of the loan. The initial rate is generally lower than a fixed-rate conventional mortgage, but the second step of the two-step mortgage is often conditional on the lender’s approval.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: 30 years
Interest Rate: 8 1/8% (for first 2 steps)
Monthly Payment: $668 (until adjustment)

Federal Housing Authority (FHA) Loan.

These are government-insured loans so homeowners can make a smaller down payment than on conventional loans. The limits on FHA loans are high enough to handle moderately priced homes in many parts of the country. FHA loans are assumable for future buyers who qualify.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: 30 years
Interest Rate: 8 1/4%
Monthly Payment: $676

VA Loan.

These are loans for qualified veterans backed by the Department of Veterans Affairs with low or no down payment required. These mortgages are subject to the VA mortgage funding fee, depending on the size of the down payment. VA loans can be combined with second mortgages and are assumable to qualified buyers.

Down Payment: $10,000
Mortgage Amount: $100,000
Term of Loan: 30 years
Interest Rate: 8 1/4%
Monthly Payment: $751

Seller Financing.

Sellers may take back a loan against their equity in the property in the form of a first or second mortgage. One approach to owner financing is to use a balloon mortgage calculated and repaid for 5 or 7 years as a 30-year mortgage, but then the balance of the loan is due in a lump sum.

Down Payment: $15,000
Mortgage Amount: $85,000
Term of Loan: 5 years
Interest Rate: Negotiable
Monthly Payment: Depends on rate

Assumable Mortgage.

A buyer takes over the existing mortgage — usually FHA, VA or ARM — at its current interest rate, with the concurrence of the lender. An assumption may have a lower rate than those currently available, and taking over the mortgage may save on closing costs. The down payment makes up the difference between the sales price and the balance on the loan.

Down Payment: $30,000
Mortgage Amount: $70,000
Term of Loan: Time remaining on loan
Interest Rate: Same as seller had
Monthly Payment: Same as seller was paying

Wrap-Around Mortgage.

Here a new mortgage incorporates an older, assumable loan to help bridge the gap between the loan balance and home sales price. The interest rate is often below market, but higher than the rate the old mortgage carries. Payments are made to the new lender or the seller, who forwards part of the payment to the first lender. The term of the mortgage is the time remaining on the original loan.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: Time remaining on original loan
Interest Rate: 9%
Monthly Payment: $724

Buy-Down Mortgage Plan.

The seller or a third party provides additional cash to the lender in exchange for a lower interest rate for the buyer. Approaches vary among permanent buy-downs, multi-year and graduated plans.

Down Payment: $10,000
Mortgage Amount: $90,000
Term of Loan: 30 years
Interest Rate: 6 1/2% (initial)
Monthly Payment: $568 (until subsidy diminishes or expires)

In addition to these loan scenarios, Wilmington NC has USDA 100% financing loans on certain areas in New Hanover, Pender and Brunswick counties.  For a map of  New Hanover County click here.  The areas outside the orange sections are in the USDA loan eligibility zone.  Let us know what area you would like to search for homes in and we will supply you a list of 100% financing USDA homes.

Schmooze Your Way To A Sale With 12 Incentive Contract Options That Entice Buyers | Wilmington NC real estate

If you’re selling in today’s Wilmington NC real estate  market, you want to make your house outshine the competition. Buyers are most likely to choose your house if it offers something special. Here are 12 ways to make sure you land a “Sale, Sweet Sale.”

A Spoonful Of Sugar

1. Offer a warranty.

Purchase a buyer’s home warranty to protect against future problems.

2. Help with closing costs.

Cash-poor buyers concerned more with out-of-pocket costs than monthly payments will especially appreciate this one.

3. Consider financing help.

Provide seller financing or buy down the buyer’s mortgage rate for the first year.

4. Help with utilities.

Pay some or all estimated utilities for 6 or 12 months.

5. Help with fees.

Pay a year’s condominium or homeowners association fees.

6. Pre-pay memberships.

Buy a one-year pool or community golf club membership, cable TV subscription, or other recreational activity.

7. Consider a moving allowance.

Pay the buyer’s documented moving expenses, or provide an allowance toward moving costs.

8. Treat them to window treatments.

Offer redecorating cash for new carpet or drapes.

9. Mow down any objections.

Buy a lawn-maintenance service for a year, or offer a riding mower if the lot is large.

10. Give them a dock on the bay.

If you live in a waterfront community, offer to rent a boat slip for a year.

11. Reimburse buyer the cost of points.

{short description of image}This is often a double benefit for buyers, who save both on the points themselves and on their federal taxes. The IRS now allows buyers to deduct the cost of seller-paid points as a Schedule A mortgage expense.

12. Price your home below comparable properties.

Prove your home’s good value by having an appraisal done and setting the price below the appraised amount.Call on us for more ideas of ways to make your home the sweetest one on the market. We’ll create a customized marketing program to help get your home sold in any market!

We are taking listings now.  If you would like to sell your home, the market is picking up.  We wrote 7 contracts on our team last week.  Please visit our no obligation seller site  http://www.cbbaker.com/selling.php

When the Prophet Says Buy – BUY! | Wilmington NC real esate

When the Prophet Says Buy – BUY!.

I came across this great blog, Keeping Current Matters KCM.  Goldman Sachs investment banker, turned author and economic consultant, John R. Talbott has some good advice.  In the past 9 years his advice has been right on.  When home prices started a huge upward trend in 2003 he published a book “The Coming Crash in the Housing Market”, correctly warning us that a real estate bubble was forming.  In his second book “Sell Now! The End of the Housing Bubble” in January 2006 he warned that home prices had hit a peak.

Mr. Talbott has now made another prediction – IT IS THE TIME TO BUY A HOME! 

“I have been waiting for more than five years to offer this advice. It is now time in most cities across the country to buy a new home or refinance your existing home with thirty-year fixed rate mortgage debt.”

He goes on to explain that his conclusion is based on four different metrics, all of which favor buying today:

  • Home Prices Relative to Peak Prices During the Bubble
  • Home Prices Relative to Construction Costs or Replacement Costs
  • Home Prices Relative to Incomes and Rents
  • Home Prices in Real Terms, Not US Dollar Terms “

Full details here….

Sounds like good advice. Low prices and low interest rates.  Get started looking at Wilmington NC real estate now and let us know how we can help. Enjoy….


Wilmington NC Real Estate

Plantation Pointe Belvedere Plantation Country Club

Plantation Pointe Belvedere Plantation Country Club.

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Plantation Pointe Villa in Belvedere Golf Community


  • Huge Volume Ceilings
  • Great Views of Golf Course
  • Optional Golf Membership
  • Open and Architecturally Pleasing
  • Near Area Beaches
  • Screened Porch

Property Description

Plantation Pointe Villa in Belvedere Golf Community. Great Second Floor condo with new wood laminate floors, a screened porch and great views of the golf course. Excellent for a permanent residence, vacation home or rental. Optional golf membership. Award winning schools, close to several area golf courses, Topsail Beach and Surf City. Best value in the neighborhood. Short Sale.

Call Robin Jones| Kay Baker & Associates for more information 910-619-0491 or robinjones@ec.rr.com


Avoid Becoming House Poor | Wilmington NC real estate

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Avoid Becoming House Poor

It goes without saying that everyone wants the nicest home they can possible afford. And you can certainly expect plenty of encouragement from your real estate agent and your lender. Each will be able to provide you with plenty of good reasons to buy at the top of your price range. In addition, lenders offer a variety of creative loan products from adjustable rate mortgages to hybrid loans to help you buy the most house you can possibly buy. The philosophy is, you are going to trade up eventually…so why not buy the home you want now? There are savings to consider, of course. For instance, you’d save money by eliminating new finance costs, closing costs, moving costs, Realtor and marketing fees, not to mention lost time at work and the hassle of moving. In addition, the housing market could change in a few years, making the house you would like to have unaffordable. All things considered – it’s better to buy the most home while you can.

Leading financial advisors, however, will argue just the opposite. Financial advisors have 1 simple goal in mind. To help you build wealth. For this reason they think in terms of return on investment (ROI) vs. risk. Homes offer a fair hedge against inflation, but you really can’t expect much more from them as investments. The rise in home values are mostly offset by the continued cost of maintenance, repairs and market fluctuations. All will agree, however, that home ownership offers many more financial benefits than renting. Advisors will insist that you diversify your assets…meaning that you should have a portfolio containing a cash reserve and other investments, in addition to your home. This risk-managed approach allows you to live a little more secure with the knowledge you can handle future events, such as reversals in your finances due to job loss or additions to your family.

While the ideology presented by each side is sound, the solution lies in the expression…”how to have your cake and eat it, too”. Ultimately, you will want to buy the most home possible without becoming so poor that you cannot leave the house (hence the term, house poor). Accomplishing this goal will, of course, depend on several things. One being how much you tell the lender, a second being the type of loan you choose, another being how long you plan to stay in the home, and yet another being what your personal financial goals are.

To begin, don’t tell your lender everything.

Lenders are in the business of loaning money based on certain guidelines and risk assessments. This is to ensure that their loans can be insured and their risks will be reduced. The amount of your loan will be determined by four basic factors – income, assets, debts and the interest rate. Most insurer guidelines state that you cannot spend more than 28% of your income on your mortgage, and your debts cannot exceed 8% of your income.

Income. Lender’s qualify income as gross yearly pay, including overtime, part-time, seasonal pay, commissions, bonuses, and tips. They may also include dividends from investments, business income, a pension or Social Security income, veterans benefits, alimony and child support.

The question is, do you really want to count all this income? Take a moment to think about it. The only income you should really provide is RELIABLE income. For instance, if you included overtime in your gross yearly pay, is overtime really a reliable source of income? Are you willing to commit to working overtime for the next 30 years to hold on to your house? Of course not, so don’t include overtime in your income statement. What about child support? Now, be honest with yourself…have you ever received your check on time? More than likely not, so again, don’t include it.

If your goal is to own your house and still be able to eat, you’ll want to keep some of your financial information to yourself. You’re better off to see what kind of a loan you can qualify for based solely on your annual income, without extra bonuses. As for dividends, you could be reinvesting them to make your stock account grow. Better to not include them as income.

By editing your income statement, you can give yourself bargaining room later, should you decide to buy a home that is a little outside the lender guidelines. In this situation, however, there is another option available to you – choose a more favorable loan.

Use the Lender’s loan products to leverage more house. A 30-year fixed rate mortgage is considered to be the standard of the loan industry. Whether it is the right loan for you depends upon two things. One, how long do you plan to occupy your new home; and two, whether you have chosen a home that is just over your edited income range.

For many first-time home buyers, the average time you’ll spend in your new home is about four years. Repeat buyers usually average around 7 to 12 years of occupancy. The idea here is simple. The shorter the time you occupy your home, the less time you have to reduce your principle. Until you begin reducing your principal, you aren’t really building any equity in the home. Here’s something to remember: Equity equals ownership. If you are planning to stay in your home for only a short period of time, make sure your interest rate is as low as possible. You’ll also want to avoid paying points, and finance as much of the closing costs as possible.

Typically, 30-year loans represent a high risk for lenders. This is why your credit, debt and income picture must be in such good shape to qualify for one. An alternative loan product would be a variable rate mortgage. While this does require a small risk, the interest rates are usually a point or more lower than the traditional 30-year rate. Variable rates do two things. First, they provide you with a lower interest rate, meaning that you pay less towards interest and more towards principle each month that your in your home. Second, they provide lower monthly payments, freeing up some of your cash for use on other things. That being said, you’ll want to strongly consider whether this option is right for you. Many people choose variable rate mortgages if they know they’re only going to be in the home for a short period of time, say 4 to 5 years (or less). You’ll want to decide on your goals before you commit to a loan product, but be sure they are realistic.

The bottom line is, only you can determine what is comfortable for you. It requires you to look at your lifestyle, income, spending habits, and future financial goals, knuckle down and make a decision. That being said, here’s an idea to consider.

Look at the loan amount you qualified for. Now, when looking for homes, try to find homes that range anywhere from 10 to 15 percent less in cost. Chances are, you’ll find a home that suits your needs and tastes, but won’t overextend your finances. Then, you can take the difference you would have spent on a higher house payment and invest it elsewhere. Add to it monthly. The extra $100 or $200 that you would have spent on your house could be contributing to an IRA (which is tax-deductible) or an investment portfolio. And, if you were willing to spend that money on the house to begin with, then would you really miss it?

http://www.cbbaker.com for all your Wilmington NC real estate needs.