Friday, February 27, 2015

Act Now to Save the 1031 Exchange

What is a 1031 Exchange?     Section 1031 of the Internal Revenue Code permits investors to defer the payment of tax on the gain from the sale of property held for productive use in business, trade or investment, provided that the property is exchanged for a “like kind” asset or assets. The section creates a “safe harbor” that permits the taxpayer to have assurance that the transaction will permit the deferral of the capital gain tax payment.

Concern:  Washington, taxes and the growing deficit are constantly in the news. You’ve also been hearing about tax reform, then specifically 1031 Exchange tax reform and ramifications from us. So as of today, this is where we are at. We need YOUR voice and we need it NOW.
Congress will be introducing tax reform bills in the next few months. Section 1031 Tax-Deferred Exchanges are directly threatened and could very well be repealed or severely limited.
We are working to ensure that a repeal or restriction of Section 1031 is NOT included in any tax reform bill that is introduced. Your assistance in this effort is needed right NOW. We have just a few months to influence this legislation to keep 1031 out of a bill. If our efforts are not successful and 1031 is included in a tax reform bill, we will then be facing an uphill battle over the next 3 years to fight the legislation. Let’s ward it off NOW.
What can you do?
  • The most important thing is to clearly tell your legislators that you want to keep Section 1031. Send a letter to Congress or send ANOTHER letter to Congress if your Senators and Representatives have retired from office. Ensure your current Senators and Representative hear from you. So far over 17,700 letters have been sent! Click here to send a letter via our websitewww.ipx1031.com/action. It takes 30 seconds.
  • Learn more about the issues on our sitewww.ipx1031.com/taxreform and FEA’s sitewww.1031taxreform.com
  • If you have personal connections to your Representative or Senators, we would love to schedule an in-house meeting. Please contact us at info@ipx1031.com
  • Share on social media and encourage your clients, referral sources, advisors, colleagues and friends to #save1031
For more information or help if you are concerned about a 1031 Exchange please call James Callejas CES  Vice President Account Executive IPX  www.ipx1031.com/action  (415) 640-0794

Wednesday, February 25, 2015

Have You Considered Solar Energy for Your Home?

                                                  Is the new federal Tax Credit right for you?  

The new era of solar energy is hitting homeowners with a bang.  Solar is more affordable than ever be for, it is easier to have whole house heating (retrofit) now than ever before, tax credits are back, and it looks better on your home than ever before. Here are some facts:


  1. The cost of solar energy has dropped by about 50% since 2007
  2. The demand for solar has increased by 41%
  3. Solar energy now powers over 2.2 million homes in America
  4. People are turning to solar power for the their at a rate of about 360 per day
  5. Tax credits allowing you to write off about 30% of the cost are available 
  6. A lot of programs are allowing people to go solar with no money down
  7. Electric bills are being lowered by about 70%
You can get quotes, pay nothing up front, and take advantage of lower electric bills all while getting a nice tax credit.  We have the names of some good solar company's in the area so call us today to get the names of some good company's.

Sandy  (916) 544-2066 or Steve  (916) 425-1100

Friday, February 20, 2015

Should I Use My 401K Money To Buy A Home


Financial Experts have said over and over that real estate is one of the best investments people can make.  They also talk about diversify (not having all your eggs in one basket).  We have been through a rough time over the last 4-7 years in the real estate industry with foreclosures and short sales, many people loosing their home, and many people are skeptical about investing in real estate again.  Even during the bad times experts were still saying real estate is a strong investment.  Now we are seeing a large number of people using their 401K's as down payments to get back into real estate as prices are starting to go up and interest rates are still low.  So the question is that a good idea or not.
Everyone is different and every households finances are different so it is always wise to talk with a financial planner when making any kind of decision about what is best with regard to your retirement accounts.  But below are things to consider:

401K's are a way for you to save money tax exempt for your retirement and only have tax due as you withdraw the money.  The idea is that by the time you need that money you will be in a lower tax bracket than you are today.  And all experts that I have talked to feel that anything you do to save for retirement is a major step forward.  Several things happen when you use money from your 401K to buy a home:

  • There will be an early penalty for the money you withdraw, usually before the age of 59 1/2. This is usually 10% of the amount you withdraw.  So if you withdraw $20,000 10% of that is $2000.00 which would be the penalty.
  • In addition, you will usually have the opportunity to take the money out with tax deducted or not.  If you have the tax deducted (usually at the rate of your current tax rate) it will either come out of your $20,000 or you will have to pay it at the end of the year when you file your taxes.  Let's say you're in a 15% tax bracket you will need ($20,000 X .15% =$3000.00)  so in order to draw $20,000 out to buy a home you will really be spending $25,000 of your retirement account.  (Some 401K programs offer a loan program in order to borrow money usually from your 401K to purchase a home.  Check with your HR department to see what rules your 401K has)
Some programs offer a loan against your 401K to purchase a home, etc.  This allows (in most cases) you to use the money without early withdrawal penalties.  Sometimes they charge a small interest rate but it often goes back to you in your 401K account.  (Again check with your HR department to see how your 401K works)

Once you know the full cost to you for taking out money from your 401K you are now armed with the information needed to talk with a lender.  (We have some terrific lenders that offer and find just the right loans for you)  

When meeting with the lender you want to understand what types of loans you qualify for and how they work.  Ask your lender to explain the ones that best meet your needs and keep asking questions until you understand exactly what you are getting into.  You will also be able to see if you put more down (by using your 401K) what does that mean to you over the life of your loan.  Question is how much money do I need to purchase a home, down payment, closing costs, inspections, etc. and if I don't already have that money saved should I use my 401K to buy a home or if I do have the cash saved what would it mean to my overall costs to put more down.

Buying a home is usually a good investment, but making the right choices on how to go about it can often  make the difference of a good investment or a great investment.

If you have any questions on this blog or any other questions please feel free to call either of us for more information.  Our goal is to have you make a well educated decision and truly understand what your choices are.  This is a major purchase and it shouldn't be made without understanding your options.               Steve 916-425-110        Sandy 916-544-2066
Follow our Blog from our web-sites  :  www.sborchelt.golyon.com or www.skrohn.golyon.com

Wednesday, February 18, 2015

Why Sellers Sell

As a Realtor I am often asked why a person is selling their home, and it can vary widely based on the needs in their life at the time.  The reason for selling their home can give you some insight to why their home is priced the way it is, to how soon they need to be out, and many things in between.  Many people sell homes about every 5-7 years or some stay in their homes for 30 years. To better help you understand as a buyer or seller why people sell their home and add some thoughts as to what it might mean to you as a prospective seller or buyer I have listed the most common reasons for people to sell below:

1.     Need for a larger home:  Many people find that their home is too small as their  family grows and they need to find a larger home.  The best advice for sellers is put their home on the market before looking for a new home, price your home right, and understand that until your home is in contract it can be difficult to get an offer on a larger home accepted.  Once you have a buyer for your home and you get into contract on another home, you now have two deals that you want to be able to manage in hopes that there will be little or no time laps between the closings.  (Best advice for the seller is to have your agent draft an addendum that you may possibly need to rent back for a few days or couple of weeks and get that agreed upon up front)  If the buyer of your home has a home to sell there are now 4 homes in the deal, in either case it requires a Realtor who is experienced in closing multiple deals at one time with several different agents involved.  (The best thing would be to have the fewest number of agents involved.  (Using the same agent to sell and buy your new home can be a huge benefit)

2.     Upgrading: Many people move just because they want a nicer home, better neighborhood, or perhaps they find a brand new home they want.  (Please read the information in scenario #1 as it could apply to this case as well.)  

3.     Job Transfer:  Often we work with sellers who are moving because of a job transfer, this can create a time line needing to be met.  Sometimes it is do to a local transfer (1-2 hours away) and people just don’t want to commute.  Or it can be a larger move to another state, country, etc.  Again pricing your home right can make a big difference in meeting your timeline.   (Because Lyon is a member of Leading Real Estate Companies Around the World we can not only help you with selling your current home but we can also refer you to an experianced agent worldwide to help you find your new home.)

4.     Neighborhood Changes:  Over time it is common to have a neighborhood change since the time you moved there. 

5.     Life Changes: 
·        Marriage/Divorce, etc.  Sometimes this can be a complicated sale and needs a realtor who is experienced in helping these people through these changes.  The important thing is the transaction gets started off on the right foot to make it as easy as possible for all parties. 
·        Children gone:  Maybe needing a smaller home. (Less to heat, cool, and clean)
·        Children move back:  Creating a need for a larger home.
·        Health Problems:  Might not be able to climb stairs,  may need a bedroom downstairs, one story home,  or perhaps assisted living.
·        Moving close to or away from relatives

6.     Free up the Equity/ Changes in Life Style:  Often it is time to take out the money you have invested for so many years and put it to other uses.  I know people when retiring who have chosen to buy a motor home and live on the road traveling around the country or use the money to see the world.  Some even buy homes in other countries where their retirement money goes a lot longer way.

7.     Investors:  Many homes are owned and sold by investors.  Some investors are wanting rentals and some are flipping homes as a business.  In either case they often do a lot of cosmetic fixes so to the average person the home looks great but forget the more costly fixes like roof, plumbing, electrical.  (Again, you need an agent who is experienced in these types of situations and can make sure you are protected)

There are probably several other reasons for selling but these are the majority of reasons. 
Please check out our web site for many more tips and ideas for buying or selling a home  www.sborchelt.golyon.com   or  www.skrohn.golyon.com

Saturday, February 14, 2015

Data breaches: How you can protect your finances

With giant hacking incidents at major companies dominating recent headlines, it may feel like data breaches are becoming part of daily life. No doubt you're wondering what the consequences really are. How likely is it that your credit or debit card information will end up in the hands of thieves?
Experts are just starting to sort out how widespread the impact of these hacking incidents is on consumers. Despite the fact that news of these events are becoming routine, the consequences can be very real. More than 20% of data breach victims in 2012 became fraud victims, according to a report from Javelin Strategy & Research, a leading research firm focusing on customer transactions. That number is expected to increase as these events continue.
As a result, retailers, banks, credit and debit card issuers and security experts are taking steps to counteract the hacking mania. And consumers need to take action, too. Here are some of the latest advances that may help protect your financial information along with advice on what you can do to avoid data breach problems.

1. Consider switching to a chip card for in-person purchases

When you shop at a brick and mortar store, you face a specific type of hacking that entails thieves getting hold of your credit or debit card information from the stores' computers. Chip cards are designed to avoid some of that risk. In the coming year, experts expect many banks in the U.S. to replace debit or credit cards with versions that have tiny computer chips embedded in them. These chips encrypt your card information with a special code during each transaction that makes it harder for thieves to steal your account information. Current cards rely on magnetic strip technology that can be more vulnerable to hacking.
A handful of major banks have already begun to issue cards with chip-enabled technology and many others have announced plans to do so. The chip technology is widely used overseas and is considered the global standard.
Even if you switch soon to a chip card, you'll still need to be careful. Most retailers do not have payment terminals that accept the cards and experts don't expect chip-compatible readers to become common until October 2015. As a result, most chip cards are being issued with the magnetic strips as well so consumers can use the cards in the interim.

2. Look for security-minded online retailers

Online shopping poses its own risks. Because chip cards protect against fraud only when you're shopping in a store, the encryption device will not work for online shopping. Some experts believe there may be a higher incidence of online fraud when chip cards become more popular. As a result, online stores are considering additional protections.
Some sites already send a special code to your mobile phone that must be used to complete a purchase. This process is called two-factor authentication. Many credit cards use this also — for instance, when you are asked to provide your ZIP code when making a purchase. Many email, social media and other online accounts use two-factor authentication as a way of protecting your account information. You may want to patronize online retailers and services that make this extra security push.

3. Replace your credit or debit card after a breach

In many cases, if your data has been compromised in a major breach, your bank or credit card issuer will notify you and let you know a new card is on the way. If you think you've been affected by a major incident and don't hear from your card issuer, call them directly and ask for a new card. This will shut down your old account and avoid fraud.
Be sure to change your PIN on any new debit card and change the passwords for any email address or online account associated with your card. In big hacking incidents, all of your information, not just your card number, may be captured by thieves.
Replacing your card means you'll need to update all of your accounts in which automatic payments are made. Keeping a complete list of all these accounts in a secure place can help make this process easier.

4. Monitor your accounts closely

Not all hacking incidents make the headlines, and, even when they do, the announcements happen weeks or months after the data has been stolen. That's why it makes sense to check your credit and debit accounts for unauthorized charges as often as every few days. And, don't rely only on your account statements to keep track of your purchases. You need to keep your own account of charges and payments so you can tell quickly when something is wrong. Even a small charge of a dollar or two can signal big problems because thieves often test account information with small purchases before committing larger fraud.
Consider signing up for email alerts when a purchase is charged to your account. Many banks and credit card issuers offer this service free of charge. In addition, retailers often provide free credit report monitoring services to victims of data breaches. Be sure to take advantage of this offer if you're eligible. Many credit card companies also offer paid credit monitoring services. You may want to consider signing up for one of these services.

5. Beware of unusual emails

Thieves who engage in phishing scams love to capitalize on headline-making data breaches. Beware of emails asking if you've been a victim of a recent high-profile hacking scam and offering help. Never click on a link included in these or other suspicious emails. Best practice: Always delete any emails you receive from unknown senders.
Dan Dobbs  

7 Quirky Idea's for Valentines Day



By Gary and Joy Lundberg - Deseret News - Wednesday, February 11, 2015
http://beacon.deseretconnect.com/beacon.gif?cid=253207&pid=62&reqid=143687Time to throw out the usual and think in a different realm: Maybe this year you can be a little bit more creative — quirky, even — in your Valentine’s Day gift giving.
Here are seven ideas to consider.
1. Have a “card shop date”
Plan ahead with your partner and set a date to meet at your local Hallmark card shop — or any other store with loads of valentines. Start looking for a special valentine for each other. No peeking. When you’ve both found one you like, don’t show ithttp://images.intellitxt.com/ast/adTypes/icon1.png. Buy it. Then, stop at the local ice cream parlor, write a message on the card and give your cards to each other over a shared banana split. This takes the pressure off and can be a lot of silly fun.

2. Put a gift in a box of Cracker Jacks
Remember finding prizes in the Cracker Jack box as a kid? Prizes were funhttp://images.intellitxt.com/ast/adTypes/icon1.png then, and they still are. Time to be a kid again. Write a note surrounded by tiny hearts that tells your spouse to look in a certain place. Then, bury the note inside the Cracker Jack box and hide a gift in the place you chose. Flowers, a necklace, a clever key chain, a favorite aftershave lotion — whatever you know your spouse would enjoy. Then, let your mate know there’s a special surprise inside his or her Cracker Jacks.

3. Cut and paste from a magazine or online

If you’re the wife, find a picture of a real “hunk” of a guy (you know, muscles galore, bulging on purpose). Cut it out, glue a picture of your husband’s face into the picture, and paste it all on a clean white sheet of paper. Write “This is you! I would recognize you anywhere. Always my Valentine!” If you’re the husband, find a picture of a beautiful woman, attractively dressed in a glamorous pose, and do the same.
4. Make heart-shaped pancakes — with a twist
Get up a little early on Valentine’s Day and make pancakes — only this time, secretly cut one of them through lengthwise and insert a message inside the pancake. Any loving message will do: “I could eat you up!” or “You are delicious to me!” After your honey reads the message, plant a kiss on him or her that will be remembered all day.
5. Make a string of hearts with a special message
On each heart, write what it is you love about your mate. Tape each heart to a long ribbon with this note at the beginning: “The many reasons why I love you.” Here are a few suggestions to get you started.
  • Because you give the best back rubs ever
  • Because you are so beautiful/handsome
  • Because your kisses make me tingle
  • Because you are so cute with our kids
  • Because you would go to the moon and back for me
  •  
The list goes on. The longer and more specific, the betterhttp://images.intellitxt.com/ast/adTypes/icon1.png. Have the final heart say “Happy Valentine’s Day! I love you!” Hang the string of hearts where you know your spouse will see it at just the right time.

6. Make a card out of candy bars




Buy several candy bars with names you can use in a sentence. Then, write a message on a poster board, gluing on candy bars in place of certain words. For example: “The day I married you was my best PAYDAY. Each day is like a beautiful SYMPHONY. No question about it, I SKORed big time when we said ‘I do.’ My heart’s been all a-SKITTLES ever since. I’m BONKERS over you.”
7. Go on a blind date
Put a blindfold on your honey and take her or him out to a secret place for dinner. Leave the blindfold on until you are seated at the table. Make sure to pick the type of food your spouse loves — someplace you haven’t been to for awhile. When dinner is almost done, bring out a special gift or card to wish your partner a happy Valentine’s Day.

Whatever you do to celebrate Valentine’s day, do something. Let this be a fun time to give some special attention to your spouse. Whether you do something quirky or go with the usual, have fun. These little things spark up a marriage, making it better than ever.

Wednesday, February 11, 2015

Why You Should Buy Stock In The Greater Sacramento Area

By Pat Shea,
President of Lyon Real Estate
If you purchased stock early on in Apple, Google, Microsoft or Facebook, you were either really
smart, pretty lucky or a little of both. What about housing? Twenty years ago, the median price of a home in
San Francisco was $262,000; in 2014, it topped $1 million. The entire San Francisco to San Jose corridor
has exploded with economic success and consequently, the evaporation of housing affordability. There
is no respite in sight and nowhere to grow except perhaps in greater Sacramento.
The arena project, coincidentally timed with a solid bounce off the bottom from a protracted recession,
has inspired a rush of investment and renewed commitment in our community.
Commercial properties and parcels of land are rapidly changing hands as plans for new hotels, housing,
retail and restaurants are all the rage. The transaction volume and occupancy figures for both apartments
and retail have significantly improved throughout the entire region, while even the industrial sector has gone from survival to growth mode in a few short years. Efforts at reinvestment in transportation including light rail and streetcars are well underway.
We are the fourth largest MSA in the largest state in the union.We remain well anchored economically
with our government workforce, health care and education base. The recent merger of our local economic
development groups has delivered new leadership and funding to attract expansion and start up opportunities. Innovation and entrepreneurship especially in the food, agriculture and biotechnology space,
thanks to UC Davis, will remain the focus and our golden opportunity moving forward.
The average median home price from San Francisco through Silicon Valley is more than double that of
greater Sacramento’s $310,000. California Association of Realtor's research says approximately 46
percent of our households can afford to purchase our region’s median priced home compared to just 20
percent in the Bay area. Now is the time to invest in land, buildings, businesses and most importantly,
homes in greater Sacramento. Twenty years from now people will be talking about just how smart and
lucky you are.

Saturday, February 7, 2015

Housing Makes Headlines



In early January a sharp decline in interest rates, coupled with buzzing announcements to reductions on popular federally-insured home loans, resulted in both purchase and refinance volume at their highest in six years, according to a CNBC report.

After rates dropped in the first full week of the year, total home loan applications almost doubled in the week following. By mid-month, purchase applications were two percent higher than the same time last year, and demand for refinances was at its highest in eight months. According to a Wall Street Journal report, rates on the popular 30 year fixed home loan were at their lowest since May 2013.

Big Housing Announcements
The housing industry was already the talk of the town after President Barack Obama announced cuts to mortgage insurance premiums on new government-insured Federal Housing Administration (FHA) loans. The reductions will result in more affordable monthly housing payments and provide new opportunities for as many as 2 million borrowers over the next three years. In other mortgage insurance news, legislation was again passed which makes any payments on mortgage insurance premiums in 2014 tax deductible.

It may be too soon to tell whether the housing market will continue on its strong start to 2015, or slow down. "We have to see strong and sustained income growth before we're going to see housing make a significant move upward," said Doug Duncan, the Chief Economist at Fannie Mae, in a recent Wall Street Journal report. A December Fannie Mae survey also revealed that only 64 percent of consumers said it was a good time to buy a home.

The Bottom Line
Continued low rates and higher demand for popular first-timer home loans may drive up housing activity. If you have any questions regarding housing or know of friends, family or colleagues who wish to discuss buying or refinancing a home, please get in touch.

Sources: CNBC, Wall Street Journal

Thursday, February 5, 2015

Pricing Your Home To Sell

Pricing Your Home to Sell

Overpricing your home is one of the most costly mistakes you can make.  Pricing your home too high can cause a chain of events that make it difficult to sell your home:

  • It takes your home out of the search results for a lot of people who could buy your home if it were priced correctly.
  • Agents quit showing your home
  • Your home just sits on the market with no or few showings (Buyers are very hesitant in making offers much lower than your listed price as they don’t want to insult you)
  • When your home has been on the market too long, it makes agents and buyers wonder what is wrong with your home.
  • You may have to drop the price way below what it is worth just to get people to look at it again.
  • Another thing to keep in mind is that the homes that have sold recently in your area are also telling you how an appraiser has valued the homes in your area.   Even if you get a buyer who is willing to pay more for your home unless it appraises higher or the buyer is willing to pay cash above the appraisal price it won’t sell.  (Lender’s are just not willing to loan more money than a house is currently worth)  Also if the buyer is an FHA buyer and the appraisal comes in low that appraisal stays with the home through any future sales. (Of course you may find an all cash buyer who is willing to buy, but finding someone like that who is willing to pay more for a home than the market is suggesting eliminates about 90% of possible buyers.)   

To avoid these things from happening a good agent will show you comparable (comps) homes that are similar to your home in your neighborhood that have sold in the last 1-6 months.  You also want to see homes that are currently on the market and how they are priced as this is your competition.  (Remember, even when you have made a lot of improvements to your home it is only worth at this moment in time what buyers are willing to pay for it.)  It is all about supply and demand if the market is telling a buyer that your home is only worth so much a buyer is unlikely to pay more for the property. 

Just to share a personal story, I had clients who wanted about 50K more for their home than what the comps were suggesting.   They had put several upgrades into their home and felt that would compensate for the difference in price.  The home was beautiful (although somewhat out dated) because the clients were persistent about wanting the higher price I went ahead and listed their home at the price they wanted.  We had open houses, professional photographs taken, agent tours, marketing fliers sent out to thousands of agents, etc.  We had a few people look at it but no one made any offers. (I did suggest to the interested buyer’s that they make an offer based on what was reasonable to them and we could work from there, no results.)  Weeks went by and we finally lowered the price got a few more looks but again no offers.  The second time we lowered the price we got a buyer in contract but the buyer quickly dropped out.  Since we had now dropped the price below the comps and several months went by I suggested to my sellers that we take the home off the market and put it back on in 90 days as a new listing with the lower price.  They thought that was a great idea as they didn’t want to keep the home as a rental and didn’t want to sell for any less.  Within days of taking it off the market another contacted them and talked them into listing at a really price to create a bidding war and drive the price up, unfortunately that didn’t happen. The home ended up selling for a price $150,000 less than the original price and was in contract within days.  There was nothing suggesting it should go this low. When first putting it on the market we priced it just below the average price per square foot of the comps and each time we lowered it was below the price per square foot of the comps.  Point being it was priced a little high at first and the end results was selling it way below what it should be sold for.  The months that went buy trying to figure out what the buyers would pay for that particular home caused it to be sold at a ridiculously low price.  This hurt the sellers and the neighborhood in general as now it will become a part of future comps. 


This is a lesson seller’s as well as myself can learn from. Listing a home above the market price hoping for a sale above what buyers are willing to pay, and what an appraiser will value it at usually ends up hurting everyone. 

Tuesday, February 3, 2015

1031 Exchanges Trending Strong for 2015


Tax deferred exchanges are at an all-time high and continued momentum is expected. This growth continues from 2014 and is fueled by rising real estate values, higher tax rates and lower interest rates. With the recent threat of elimination or limitation of 1031 Exchanges in last year's tax reform proposals; many investors are motivated to take advantage of their tax deferral opportunities now.
2015 promises to be another strong year for 1031 Exchanges as investors and owners seek ways to defer their taxes. Section 1031 of the tax code allows real estate investors to sell a property, defer the tax, and reinvest the proceeds into a replacement investment. Tax deferred exchanges are a popular investment tool which greatly enhances purchasing power and encourages taxpayers to continually invest in real estate.
Article by James Callejas


For more information on 1031 exchanges, questions etc. please call us and we can refer you to James who is a specialist in this field, (Vice President and Account Manager) can answer any of your questions and guide you through the process. 

               (916)  544-2066  Sandy                                                     (916) 425-1100   Steve