If you look at the February and March 2012 graphs for single family home sales in Lee County, you’ll quickly notice that a large percentage of homes have sold for cash versus financing. This is not a new trend. While cash sales have saved our market the last few years, it does have its good and bad points. And we’ll attempt to explain why we’re seeing so many cash sales as well. Cash Sales Dominate SW Florida Real Estate Market!
You would think that with interest rates at historical lows, more people would be jumping on the train to buy now and finance. Homeownership is affordable, as rates are low and prices are low compared to the height of the market, although prices are on their way up. We believe price will go much higher if the government would get out of the way and make financing possible again.
Local lenders are complaining, as are buyers, that the Dodd Frank Act has made it so difficult for qualified borrowers to actually produce unnecessary redundant and onerous documents that many just give up. Banks have gone from easy documentation loans in the boom to crazy stupid documentation now. We can’t just blame the lenders, because lenders are just following new provisions of the Dodd Frank Act. You might recognize the names, Chris Dodd and Barney Frank, two names synonymous with getting loans and perks from the banking industry maybe they shouldn’t have gotten. We’ll leave those scandals for another story. I’m sure you can read all about them over the Internet.
In an attempt to regulate and improve the mortgage market, Dodd Frank has hurt the market in several ways. Parts of the act require higher down payments which will take many buyers out of the market. 2 recent studies suggest requiring all buyers to put at least 10% down would force about 40% of otherwise credit worthy buyers out of the market and requiring 20% down would force about 60% out.
FHA has always required about 3-3.5% down and allows sellers to pay buyers closing costs, and their delinquency rates haven’t been substantially higher than banks requiring 10% down or more.
Secondly, and speaking from personal experience, the documentation requirements banks are adding because they’re afraid of getting fined or having to buy back the mortgage are awful. We’ve had several buyers have to go back to the Social Security Administration and request newer social security cards because their older cards may not reflect a name change due to a divorce, marriage, etc. The number has stayed the same throughout their life, and the lender can see this, but they still require the new card which pushes back the closing. Because the closing gets pushed back, it generally requires all new bank statements and employment stubs. We’ve had lenders wait until next month’s stubs before they’ll loan the money, so both buyer and seller must wait.
Wait, there’s more. Because a few fees might change due to the delays, like the interest rate lock may have expired, or the prorations could be off due to the delays, it required a new Truth in Lending Disclosure. You guessed it, if the lender has to re-disclose, there is a waiting period for that. That waiting period could trigger more bank statements, and updated pay stub, etc. It seems the cycle never ends, and it’s ridiculous. It’s no wonder listing agents want to know which bank is approving the buyer, and if the bank has a track record of delaying deals due to extemporaneous paperwork, it may cause the seller to accept another buyer’s offer over that one.
Lenders are getting penalized under Dodd Frank, and they’re getting hammered by sellers and real estate agents who are looking at best offer and most likely to close on time, if at all.
We feel that requiring higher down payments wouldn’t stop the market in a correction like the one we saw starting in 2006, so why add that on to borrowers who could never save that down payment while paying rent, preventing them from the American Dream? And even if you disagree with that statement, most would agree that Dodd Frank is preventing the market from moving higher because it’s essentially blocking access to capital markets for many.
Don’t get me wrong, if you’re qualified, you can get a mortgage. You just have to know where to go to get the money, and be prepared to document everything just in case.
Good luck and happy house hunting. Rates are low, and prices are low but on the rise. If our buyer agents can be of assistance, feel free to call us at 239-489-4042
SW Florida Real Estate Update April 2012