30-year mortgage rates fall below 4% for first time

NEW YORK (CNNMoney) — Mortgage rates have never been cheaper, with the 30-year rate falling below 4% for the first time in history.

The interest rate on a 30-year fixed-rate loan fell to 3.94% this week, the lowest rate since mortgage giant Freddie Mac (FMCCFortune 500) began tracking it. Meanwhile, the average for a 15-year fixed-rate mortgage also hit a record, falling to 3.26%.

“Average 30-year conventional fixed mortgage rates fell below 4% for the first time in history this week following a sharp drop in 10-year Treasuries early in the week as concerns over a global recession grew,” said Freddie’s chief economist, Frank Nothaft.

Yields on the benchmark 10-year U.S. Treasury bond, which mortgage rates closely track, have been under 2% this week, closing as low as 1.78%.

The dirt-cheap mortgage rates can result in considerable savings for homeowners. Compared with just three months ago, when the 30-year was at 4.60%, borrowers today can save about $40 a month per $100,000 borrowed. That comes to a savings of nearly $14,000 for every $100,000 borrowed over the life of the 30-year loan.

The low rates have done little to boost home buying, however, according to the Mortgage Bankers Association. Their weekly survey of mortgage applications reported a drop in all loans of more than 4%. Purchase loan applications were almost flat and refinance applications fell more than 5%.

Big mortgages: Harder to get and more expensive

“Potential borrowers largely remained on the sidelines, seemingly unimpressed by the lowest (by any measure) mortgage rates since the 1940s,” said Mike Fratantoni, MBA’s Vice President of Research and Economics.

Some industry insiders remain unimpressed by the relentlessly falling cost of mortgage borrowing.

“Record low rates, blah, blah, blah: We’ve already heard this,” said Keith Gumbinger of HSH Associates, a mortgage information provider. “Other than the price of money, nothing else has happened.”

Given the nation’s faltering recovery, the turmoil in Europe and the struggling housing market, the downward trend in mortgage rates is natural, according to Gumbinger.

“The lowest mortgage rates come at the bleakest periods,” he said.  To top of page

 

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America’s Most Expensive Homes for Sale

If you are one of the lucky few who needs an 8 or 9-figure residence—and chances are good it will be at least your second home—there truly has never been a better time. A number of palatial homes, with extravagant amenities to match, are sitting on the market awaiting new multimillionaire owners. The best part? Many of them are going for discounted prices.

With the help of Trulia.com and using publicly listed properties, we’ve pulled together a list of some of the priciest pads up for sale in the United States. Until July, Spelling Manor, the late Aaron Spelling’s 123-room and nearly 60,000 square foot mansion in Holmby Hills, Calif., was the most expensive home listed in the country at $150 million. But its recent sale (it went for a cool $85 million) cleared the way for other ultra-pricey homes—some even more expensive—to make the news.

Slideshow: America’s Most Expensive Homes For SaleSlideshow: America's Most Expensive Homes For Sale

Some are in the wealthy enclaves you might expect, among the priciest neighborhoods in the world, like billionaire haven Jackson, Wyo. The 1,705-acre Jackson horse ranch going for $175 million will keep the cowboy in you entertained with incredible mountain vistas and trout-stocked fishing ponds—that is if you’re not already distracted by the world-class 52-stall equestrian center and large hay meadows. Situated just outside of popular vacation destination Jackson Hole, this idyllic mega-ranch redefines home-on-the-range luxury.

Other exclusive listings are in less well-known pockets like Florida’s quiet Windemere, a municipality of around 2,000 people, whose most famous residents until their recent breakup included Mr. and Mrs. Tiger Woods. Live among the rich and famous by purchasing a Windemere home called Versaille for $75 million. The waterfront estate, on a 10-acre Lake Butler peninsula with almost a mile and half of shoreline, has all the usual bells and whistles: two theaters, ten kitchens, 20-car garage, three pools and a bowling alley. You might consider taking a map on the tour, as it could be easy to get lost in the home’s maze of 13 bedrooms and 23 baths.

If you’re more of a city mouse, there’s the glamorous Woolworth Estate situated on New York City’s famed Upper East Side. Retail magnate Frank Woolworth hired famed architect Charles Pierpont Henry Gilbert to build three adjacent townhomes on the Manhattan’s Upper East Side for his daughters—you can own the middle one for $90 million. Completed in 1916, the 5-story neo-French Renaissance home contains a whopping 10 bedrooms and 12 bathrooms—clearly not your average Manhattan sardine can. A grand entry hall and staircase, 14-foot ceilings and 50-seat formal dining room punctuate the estate’s nearly 20,000 square feet.

Here are five of the most expensive homes for sale in America:

Fleur de Lys, Beverly Hills, CA
Asking price: $125 million

 

Fleur de Lys hasn’t sold since 2007, nor has its $125 million price changed.
Photo: Trulia

 

What has been called the most beautiful estate in America is also the most patient: owner Suzanne Saperstein has had this mind-boggling mansion on the block since 2007 and the price has not come down a cent from $125 million. It has 12-bedrooms and 15-baths, plus a guest house, on 5-gated Beverly Hills acres, but it is not the size, a whopping 35,000+ square feet that impresses, it is the building itself, a European-style palace fit for royalty with marble walls and limestone floors and plenty of gold embossing everywhere. Besides a 50-seat theater (not home theater), there are dual kitchens, a ballroom, gym, pool house, and much more.

 

Woolworth EstateNew York, NY
Asking price: $90 million

 

The Woolworth Estate in NYC has a rich history and a pricetag to match it.
Photo: Brown Harris Stevens

 

At the turn of the 20th century retail magnate Frank Woolworth hired famed architect Charles Pierpont Henry Gilbert to build three adjacent townhomes on the Manhattan’s Upper East Side for his daughters, and this is the middle one, 4 East 80th Street. Completed in 1916, the 5-story neo-French Renaissance home is an unusually large 35 feet wide, has a grand entry hall and staircase, 14-foot ceilings, endless fireplaces, a 50-seat formal dining room, and spans nearly 20,000 square feet. It contains 10-bedrooms and 12-bathrooms and is asking $90 million.

 

TranquilityZephyr Cove, NV
Asking price: $75 million

 

Tranquility’s owners have responded to market pricing pressure.
Photo: Realtors

 

Thanks to tax codes, homes on the Nevada side of Lake Tahoe command almost a 100% premium over the California side, making Zephyr Cove, a low density enclave on the south shore of the lake just 3 miles from the border, ultra-desirable. That’s where this 210-acre estate can be found, comprised of nine buildings surrounding its own private lake, albeit smaller than Tahoe. The estate is gated with a gatehouse, boathouse, docks, and a 20,000 square foot main house designed around a large collection of significant architectural and historical items, and a replica of the grand staircase from the Titanic. The grounds include a professional quality basketball court, two full-sized golf holes, an art studio, stable, and extensive gardens. The price was recently slashed by 25% to $75 million.

 

1220 S. Ocean Blvd., Palm Beach, FL
Asking price: $74 million

 

This new Palm Beach, FL gem is on sale at a challenging time.

 

One of the only homes on the list without a name is also one of the newest, just finished, and it sits just minutes from ultra-luxe Worth Avenue and the famous Breakers resort. It is another grand reinterpretation of a palatial French chateaux, and sits on 2.5 gated, walled, and very secure acres. It has 200 feet of intra-coastal waterway frontage, thousands of square feet of balconies, extensive gardens and a large heated pool with fountains. Inside are 27,000-square feet of marble and rare woods. The master bedroom suite is 4,000 square feet, there are a total of 8 en suite bedrooms, 5 more bathrooms, a guest house, and a gym. The home has never been lived in, and the $84 million starting price, which is now available to qualified buyers on request, appears to have been reduced to $74 million in recent months.

 

Jackson RanchJackson, WY
Asking price: $175 million

 

This fabulous Jackson, WY ranch may appeal to rich dudes and dudettes.
Photo: Hall and Hall

 

Charles Schwab, Tiger Woods, Harrison Ford and former Vice President Dick Cheney are among those who either bought here or call Jackson home. Land in this incredibly beautiful part of the Wild West is extremely expensive, and in this case it is land you are paying for. A cool $175 million gets you what would be a starter home anyplace else, a non-descript 3-bedroom, but you’ll have plenty of space to build, on this 1,750-acre horse and cattle ranch with trout fishing ponds, drop dead views of the Tetons and a world class 52-stall equestrian facility.

 

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How to Invest in a Scary Economy

(MONEY Magazine) — Our listless recovery has run into a series of obstacles lately — a double dip in housing prices, dismal job growth, a downbeat consumer, and budget debacles on both sides of the Atlantic.

Yes, the debt-ceiling debate in Washington is over, allowing the U.S. to narrowly avoid becoming the world’s biggest deadbeat. The deal, however, calls for the federal government to start making hundreds of billions in spending cuts at a time when Uncle Sam has been the only player in the economy willing to open up his wallet. And the compromise fell short of removing the threat that U.S. debt will be downgraded in light of Washington’s long-term fiscal woes. In other words, there are yet more obstacles that must be overcome.

This would be a good time to recall an old saying in racing: “Focus on the road, not the wall.”

That’s what this story will help you do — by tackling in sober-minded (as opposed to politically-spun) fashion the big questions about what’s in store for the economy, and by offering guidance on how to steer your investments through these uncertain times.

Can MONEY guarantee you a winning ride? Of course not. Focusing on the wall, though, is rarely a good idea, no matter how bumpy the road is.

Is the economy headed for another recession?

It’s a growing possibility, but still not the likeliest scenario. The economy expanded at an anemic annual rate of 0.4% in the first quarter — the slowest pace since the first half of 2009, when we were still in a recession. Second-quarter growth wasn’t much better, as household spending actually declined in June.

Investing when ‘paralyzed with fear’

Economists, in fact, are scrambling to ratchet down 2011 forecasts in light of a spate of disappointing economic news. The brokerage firm Janney Montgomery Scott, for instance, thinks our gross domestic product will now grow at an annual rate of 1.8% in the third quarter and 3% in the fourth, bringing total 2011 growth to around 1.6%, according to Guy LeBas, Janney’s chief fixed-income strategist.

That pales in comparison to earlier consensus forecasts for 2.5% growth. And it’s a frustratingly slow escalation after a major recession. Two years after the 1981-82 downturn, the economy surged more than 7%. And at this point in the 1975 rebound, GDP was growing 5%.

Still, there are signs that consumers, who account for two-thirds of all U.S. economic activity, began to ease their foot off the brake in July, and credit has expanded modestly for eight straight months. That’s about as much as can be expected as households struggle to repair their balance sheets.

The savings rate has shot up from virtually nil before the financial crisis to more than 5% of disposable income. In the long run, that’s good. In the present, however, “the economy will be soft for a lengthy period,” says Martin Murenbeeld, chief economist for the asset management firm DundeeWealth.

Remember this: If major credit-rating agencies strip the U.S. of its AAA rating, higher borrowing costs across the economy will likely follow, which could further weigh on the consumer.

Have a question about your finances? Ask the Help Desk.

Economists think that government spending cuts required by the debt-ceiling deal could shave 0.2 percentage points off growth in 2012 and up to half a point in 2013, which means the economy would expand slightly more than 2% annually in the coming years. That’s half the rate economists would like to see for real progress to be made on the jobs front.

What to do: That the economy will remain in low gear isn’t reason to upend your long-term asset-allocation strategy. If all the economic and political uncertainty is making you feel like you must make a defensive move, however, rebalance your portfolio to reduce your equity exposure slightly.

Despite the rockiness in the markets of late, the Dow Jones industrial average is up 15% over the past year, while bonds are up around 5%. If you didn’t rebalance at the start of the year, you could shift 10 percentage points of your equity allocation to a diversified mix of corporate bonds and cash. Not enough to let you sleep at night? Cut your stock allocation by an additional five to 10 points or so. Doing so may make you less likely to do something drastic that you’ll later regret if we enter another period of big market swings.

Alternatively, favor stocks that tend to thrive in the later stages of an economic expansion, says Richard Weiss, head of asset allocation for American Century Investments. This means buying companies in the industrial and energy sectors.

Why? Historically, business cycles take nearly four years to unfold. In the early stages of a rebound, nervous consumers and businesses tend to spend on smaller-ticket items while delaying purchases of big, durable goods. Once that spending starts to recover in the latter half of an expansion, manufacturing gets going. And as factories expand, energy suppliers benefit. Granted, this isn’t your run-of-the-mill recovery, but that affects the length and strength of the cycle, not its progression.

One company that holds a leadership position in both manufacturing and energy is General Electric (GEFortune 500), says Morningstar analyst Daniel Holland. Plus, its energy equipment business generates most of its revenue overseas, where growth is still robust. The company’s earnings are expected to increase 19% annually over the next three years, yet it trades at a price/earnings ratio of just 10 based on estimated 2012 profits.

Fund investors have plenty of options. An exchange-traded fund such as iShares Dow Jones U.S. Industrial (IYJ) focuses on the largest names in the sector. Among energy ETFs, Vanguard Energy (VDE) gives you diversification in oil, natural gas, coal and energy services.

How bad is the jobs outlook?

For the next two years or so, it’ll remain pretty lousy. Take the June jobs report, which showed the economy added a mere 18,000 positions for the month. The July report was an improvement, showing 117,000 new jobs, but there’s a chicken-and-egg problem, says Eric Stein, fixed-income portfolio manager for Eaton Vance.

10 job killing companies

Firms won’t hire until they’re certain of a sustainable increase in demand. Unfortunately, with one in six workers idled or underemployed, and many of the rest working to shore up their finances, shoppers aren’t going wild at the malls.

Still, the hiring picture isn’t all bleak. The economy averaged nearly 150,000 new jobs a month this year before June. That’s not a robust rebound — strong recoveries generate more than 200,000 — but it beats the 80,000 monthly growth rate in 2010.

Bob Doll, chief equity strategist at the money manager BlackRock, thinks modest job growth will return after the impact of “temporary factors” that weighed down hiring begins to ease. Among them: the tsunami and nuclear disaster in Japan, oil prices that peaked at over $100 a barrel, and the floods and tornadoes that disrupted manufacturing in the South and Midwest.

Remember this: Even if hiring picks up, don’t expect a return to happy days. Wages have grown 1.9% over the past year, while consumer prices have risen 3.6%.

What to do: So-called consumer discretionary companies — retailers, automakers, and other businesses that sell things you can defer purchasing — were among the best stock market performers earlier this year. But this group has surged only in months when the economy produced more than 200,000 jobs.

That’s wishful thinking going forward, so shift into companies that sell what you need (think toothpaste and soap) no matter how bad the economy gets, says Kate Warne, an investment strategist for Edward Jones.

The iShares S&P Global Consumer Staples Sector Index Fund (KXI) has the added benefit of investing in large companies that sell globally. The fund’s biggest stakes are in Nestlé (maker of Taster’s Choice coffee and Lean Cuisine frozen meals) and Procter & Gamble (Pampers diapers and Duracell batteries).

What’s going to stimulate economic growth?

There’s the real rub. If corporations, which are sitting on nearly $2 trillion in cash, aren’t willing to use their war chests to hire, there’s little that the government can do to coax them. And Uncle Sam has pretty much run out of tools to jump-start the economy on its own, says Joseph Davis, chief economist for Vanguard.

Under normal circumstances, to fight a downturn the Federal Reserve lowers borrowing costs, thus spurring consumer spending, which in turn leads businesses to hire more workers. Short-term interest rates have been near zero since early in the Great Recession. As for public sector spending, thanks to austerity measures by municipalities, states, and the feds — as well as European nations — government has become the anti-stimulus lately. Even once-red-hot emerging-market countries are growing slower as many central banks have been hiking interest rates to cool inflation.

Remember this: Earlier this year, conventional wisdom said the Fed would start lifting interest rates by the fourth quarter. Now Bernanke & Co. are expected to be on hold until late 2012 or 2013, according to a Bank of America Merrill Lynch survey of money managers.

That should help stave off a recession. “When interest rates are kept near zero and are kept below the inflation rate, it’s very hard to experience a contraction in economic activity,” says David Kotok, chief investment officer at Cumberland Advisors.

What to do: A combination of low rates and sluggish growth puts an emphasis on defensive investments that produce decent income. Merrill Lynch strategist Michael Hartnett notes that until the Fed begins to hike rates, the bull market in corporate bonds should continue. True, even investment-grade corporate bonds aren’t as safe from a credit stand-point as Uncle Sam’s debt (though the debt-ceiling debacle calls into question how safe Treasuries are).

Still, among consumers, governments, and corporations, businesses are furthest along in having reduced their debt and boosted savings. As a result, bonds issued by financially healthy companies are likely to be in demand in a low-rate, slow-growth world.

Among corporate bond funds, Harbor Bond (HABDX), which is in the MONEY 70 list of recommended funds and ETFs, has beaten most of its peers over the past three, five, 10, and 15 years. It’s also a cheaper way to buy the services of Pimco bond guru Bill Gross than his flagship Pimco Total Return.

Is inflation no longer a major threat?

It’s likely to be less of a concern going forward, now that the economy is growing slowly and wages aren’t rising in real terms. There are other forces that will push inflation higher, however, including rising commodity prices stemming from robust demand for food, energy, and construction materials in fast growing Asia and Latin America.

Your money in a AA-rated U.S.

The Leuthold Group tracks a basket of about 70 commodities. Currently, 89% of them are selling at higher prices than they were a year ago. There have been three other times when that figure approached 90%: in the mid-1970s, the late 1970s, and 2004-05, says Doug Ramsey, director of research at Leuthold. In the first two instances, inflation hit double digits, and in 2005 the consumer price index jumped nearly 4%.

Jason Hsu, chief investment officer for Research Affiliates, thinks the combination of higher commodity prices and the continuing supply of cheap money by the Fed means consumer prices, which have risen 3.6% over the past year, could go up at a 4% clip in the next several months and possibly 5% in the next several years.

Remember this: A return to the 1970s isn’t in the cards, but if inflation hits that 4% mark, your stock and bond portfolios could take a hit.

What to do: Lean toward defensive stocks that don’t grow particularly fast (so expectations are low to begin with) but that pay sufficient dividends to let you keep pace with inflation. Adam Parker, chief U.S. equity strategist for Morgan Stanley, favors health care and utilities, neither of which requires a strong economy to thrive.

Parker recently added Bristol-Myers Squibb (BMYFortune 500) to his recommended list. The drugmaker, like its peers, faces major patent expirations next year. But Bristol-Myers has sold off ancillary businesses to raise cash to make acquisitions or buy new drugs. Plus, the stock yields 4.7%, more than double the average yield for the sector.

As for utilities, Franklin Utilities A (FKUTX) (4.25% load) is a fund that breaks from some of its peers by sticking mostly with regulated electric and gas utilities, rather than straying into telecom and energy. Plus, it delivers a decent yield of 3.5% vs. the category average of 3.2%.

Does slow growth here make overseas markets more attractive?

Not necessarily. Western Europe’s economy is moving even more slowly than ours, and its debt problems are worse. Governments are cutting spending, and the European Central Bank has been raising interest rates. That leads James Paulsen, chief investment strategist for Wells Capital Management, to wonder: “How are they going to grow?”

In Asia, Eastern Europe, and Latin America, by contrast, GDP growth over the next three to five years is projected to rise three times faster than in the developed world, according to Pimco.

“In the emerging markets, the risk is overheating,” says Alexi Savov, a professor at New York University’s Stern School of Business. In China, for example, Beijing’s efforts to tap the brakes on the economy to stem inflation could lead to an abrupt slowdown, says Jeremy DeGroot, chief investment officer for Litman/Gregory. The chance of a “hard landing” would grow if China’s real estate bubble keeps expanding and then bursts, he says.

Remember this: Economic growth and stock prices don’t move in sync. If they did, Chinese stocks would be up 10% for the year, not down 2%, and U.S. equities would be flat.

What to do: There’s a good chance you don’t need to do anything when it comes to the emerging markets. Given the popularity of these stocks in recent years — and their outperformance over the past decade — you may already have a quarter or more of your foreign stock portfolio in emerging-market shares. That’s plenty.

Got a lot less? You can use this year’s pullback in China and other emerging markets to add to your position, says Jason Pride, director of investment strategy for the money management firm Glenmede.

A simple way to do that is through a broadly diversified fund such as T. Rowe Price Emerging Markets Stock (PRMSX) or Vanguard Emerging Markets. (VWO) Both are in the MONEY 70.

As for Europe, Cumberland’s Kotok notes that despite all the bad press about Greece, Italy, and Portugal, Northern European economies, such as Germany’s and Sweden’s are quite healthy.

So if you’re worried about debt contagion abroad, you can sell, say, 10% to 15% of your stake in a typical big international fund — which will tend to hold about two-thirds of its assets in Western European companies — and focus instead on single markets that are on much stronger financial footing. iShares MSCI Germany (EWG) has returned 17% over the past year, vs. 11.4% for the MSCI EAFE index, the benchmark for most international funds.

Yet German stocks, which have historically traded at a 24% premium to stocks in the EAFE index, now trade at a 10% discount since profits are growing faster among German companies than they are in other parts of Europe or Japan. If the global economy takes a turn for the worse, German stocks could fall in lockstep with the rest of the world. Managing your portfolio based entirely on worst-case scenarios, though, won’t keep you on the road to your goals.  To top of page

 

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Mortgages rates keep falling: 30-year nears record low

chart-mortgage3.top.gif

NEW YORK (CNNMoney) — Just when it seemed mortgage rates weren’t going to get any lower, they started testing new lows.

In the tumultuous days following Standard & Poor’s debt downgrades, rates on 30-year fixed mortgages fell to 4.32%, down from 4.39% last week and closed in on a record low of 4.17% set last November, according to Freddie Mac’s Primary Mortgage Market Survey.

Rates on 15-year fixed mortgages set a new record for the second week in a row, falling to 3.5%, down from 3.54% last week.

“It’s a crazy time,” said Doug Lebda, the CEO of online lending exchange LendingTree. “I’d say rates can’t get much lower, but I was saying that last week, too.”

The savings for borrowers who lock in rock-bottom rates over the length of a mortgage loan can be sizable. Take, for example, a borrower with a $200,000, 30-year loan. If their mortgage carries a 4.32% rate their monthly payment is just $992 and they make total interest payments of $157,153. However, if the rate on their 30-year fixed mortgage is 5% (ordinarily considered a low rate), they’d pay $1,074 a month and $29,357 more in interest over the 30-year period.

The low rates are sparking a rash of refinancing activity, according to the Mortgage Bankers Association. Last week, total mortgage borrowing, most of it refinancings, jumped nearly 22%. This week’s activity could be even higher, according to Greg McBride, chief economist for Bankrate.com.

“Rates have been below 5.5% for two years,” he said. “For most people who have refinanced or purchased since then, there’s little benefit to refinancing. But when rates drop below 4.5%, then it’s worth looking into.”

Rates could go even lower

Treasury yields near all-time lows

Rates could drop even lower, according to Keith Gumbinger of HSH Associates, a provider of loan information.

“Low Treasury interest rates are still not being fully passed through to mortgage borrowers,” he said.

While mortgage rates do not move in lockstep with Treasury yields, they are closely correlated. The yield on the 10-year bond plunged to 2.24% Thursday from 2.56% at the end of last week.

The difference between the 30-year fixed mortgage rate and the 10-year Treasury yield is usually about 1.6 to 1.7 percentage points, so a bond rate of 2.24% should mean that mortgage rates should be at 3.84% to 3.94%.

“That argues that mortgage rates could go lower,” said Gumbinger. “Will the spread shrink again, though? That’s hard to say.”

One reason to question a further drop: S&P’s downgrade of the credit ratings of Fannie Mae and Freddie Mac. The downgrade could make borrowing more expensive for the two mortgage giants, which represent, along with FHA loans, close to 90% of mortgage lending these days. And those costs may get passed along to borrowers.

Another factor is that investors in mortgage securities backed by Fannie/Freddie may stop buying mortgages if the yields fall much further. The low rates would provide too puny a return.

Investors may also balk, according to Gumbinger, because the attractive rates give borrowers less incentive to prepay their mortgages. That means investors would get stuck with a low rate of return on their investment for a long time.

To compensate for that risk, according to Gumbinger, investors may demand greater yields and keep mortgage rates a little higher, even though they are already very low indeed.  To top of page

 

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Mortgage rates plunge, 15-year rate hits new low

NEW YORK (CNNMoney) — As Congress and President Obama hammered out a debt deal over the past week, mortgage rates plunged — hitting new lows in some instances.

The 30-year fixed rate, usually the most popular choice for home buyers, fell to 4.45% from 4.57% last week — its lowest point since last November, according to the Mortgage Banker’s Association. Meanwhile, the rate on the less popular 15-year fixed plunged to a new record low of 3.52%, down from 3.67% a week earlier.

The up-front points lenders charged dropped as well, to 0.78 from 1.14 for 20% down loans, according to the industry group. A home buyer financing a $200,000 mortgage could save $14 a month and pay $720 less at closing based on the current points.

The rock-bottom interest rates drove up total mortgage applications — both for purchases and refinancings — by about 7%, compared with a week earlier, said Michael Fratantoni, the Mortgage Banking Association’s vice president of research and economics. While the increase may seem substantial, he noted that applications are still well below last year’s level

“Factors, such as negative equity and a weak job market continue to constrain borrowers,” he said.

On Bankrate.com Wednesday, a 30-year fixed was available that carried an annual percentage rate of just 4.03%. The overnight average was 4.37%, the site reported.

Job killing companies

Mortgage rates are following bond yields lower, explained Greg McBride, Bankrate’s chief economist. The yield on 10-year Treasury notes hit 2.6% on Wednesday down from 3.03% the last week of July.

“The plunge in Treasury yields is because we’ve been hit with a string of poor economic readings,” said McBride.

Those include a weak GDP report and slowdowns in manufacturing,consumer spending and hiring.

With rates so low and home prices down more than 30% from peak, there has probably never been a more affordable time to buy a home.

For some buyers though, “Time is of the essence.,” said McBride. “The loan limits (for Fannie/Freddie mortgages) drop on October 1 so acting now for closing by Sept. 30 is important for buyers in the upper price levels.” To top of page

 

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Will This Home Renovation Pay Off?

Here’s the dirty little secret about home renovations: Most of them don’t pay off. According to Remodeling Magazine’s annual survey, only steel entry-door replacements can be counted on to boost home value enough to recoup 100 percent of costs. Of course, the value of a renovation doesn’t depend on the resale price alone, which makes deciding whether to do one more complicated than just crunching numbers.

“If the purchaser walks into a home and says, ‘Wow, look at this kitchen, honey, it’s so great,’ and if that home sells quicker, the seller still gets value from the renovation, whether they get the return on investment or not,” says Kit Hale, general manager of MKB Realtors in Roanoke, Va. The home might sell quicker, or the buyer might be so excited about a particular feature that they ignore other problems, such as water damage or much-needed maintenance elsewhere.

For anyone trying to decide whether to take on a home renovation, these five tips can help:

1. Think about what you, the current homeowner, want from your home.

Homeowners can get a lot of value out of renovations before they even put the home on the market. “If you have a dated kitchen or the stove doesn’t work, you can invest money now to glean some enjoyment as well as make the home more appealing when you sell it,” says Hale.

That’s what Erin Schaff and her boyfriend did when they decided to upgrade their two-bedroom condo in Victoria, Canada, several years ago. “It wasn’t in horrible shape, but we wanted to upgrade,” she says, so they spent about $10,000 replacing the baseboards, window trim, and floors. They also remodeled the bathrooms and upgraded the hardware. In addition, they put new cabinets, appliances, and granite countertops in the kitchen.

Schaff and her boyfriend enjoyed all those upgrades before deciding to sell their home earlier this year. She believes the renovations paid off, too. “Had we not renovated, we probably would have lost money as we had purchased the condo at the peak of the real estate boom. Instead, we turned a profit and covered most of the costs of purchasing the house we now live in,” she says.

2. Consider maintenance costs separately from renovations.

If a roof needs to be fixed and the owner replaces it, sellers look at that as routine maintenance rather than a renovation, says Hale. That means it might just help the home sell for its existing market value, as opposed to adding extra value. Similarly, if parts of the home are in disrepair and in need of maintenance, sellers can subtract the cost of those upgrades from what they consider the home to be worth.

3. Don’t forget about cheaper upgrades, from landscaping to staging.

Realtors don’t slip apple pies into the oven before an open house just in case they get hungry; inviting smells, sights, and sounds are known to put buyers in a home-purchasing mood. “Many folks form an opinion from the sidewalk,” says Hale. If potential buyers see weeds, broken sidewalks, and unkempt shrubbery, then they might not even want to go inside. But if they see a well-cared-for exterior, they might get excited about the property before they even see the kitchen or master bedroom.

That’s why renovations that affect “curb appeal” can go the farthest. According to Remodeling Magazine, replacing a home’s siding recoups 80 percent of its costs, on average, and window replacements replace just over 70 percent of costs. Both of those types of renovations are usually visible from the road. Meanwhile, the average major kitchen remodel recouped just 60 percent of its cost, and the average cost was a hefty $113,000. Similarly, master suite additions, bathroom renovations, and deck additions also recouped less than 60 percent of their costs.

4. Cleaning up can help as much as building bigger closets.

Buyers like to see clear spaces without a lot of clutter. Hale says that some buyers make the mistake of trying to make bedroom closets look bigger by moving clothes into the basement. But that just shows buyers that the closets aren’t sufficient, he says. He urges sellers to get rid of clothes and other items they no longer use to make their homes seem bigger, without doing a single dollar’s worth of renovating.

5. Think like a buyer.

“I tell sellers to walk into their homes as if they were the buyer. What are the things they see walking up to the home?” Hale says, adding that they should focus on the kitchen, appliances, and curb appeal. Today’s buyers are especially interested in common spaces for the family to gather, such as screened porches and family rooms, as well as open-floor plan kitchens. That way, parents who are preparing meals can keep an eye on their children as they play or do homework. Buyers also care less about formal spaces today, which means a formal dining room could offer more value as a study or playroom.

The Bottom Line

Home renovations aren’t just about the numbers, but a few basic guidelines can help buyers decide where to put their cash.

 

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Amid debt-ceiling chaos, advisers say: Don’t panic

NEW YORK (CNNMoney) — As the deadline to raise the debt ceiling rapidly approaches, and lawmakers on both sides of the aisle continue to dig in their heels, it’s hard not to worry about how the ripple effects could impact you.

Individual investors — particularly retirees — are rightfully concerned. As thedebt-ceiling debate rages on, the security of U.S. Treasuries, considered by most investors to be the safe haven choice, is suddenly in jeopardy.

All three of the major credit rating agencies have warned that they areconsidering a downgrade of the nation’s AAA bond rating — and that means that Treasuries, the cornerstone of most retirement accounts, would be deemed riskier.

In that case, seniors, or those nearing retirement, who have a bulk of their investments in government bonds, could be particularly hard hit.

Yet, as dire as everything seems right now, many financial advisers agree: Don’t panic.

“Selling into fear is never a good strategy,” says Armen Guleserian, a certified financial planner in Westwood, Calif. “If you own Treasuries, hang tight.”

Many financial pros are in the same camp as Guleserian. They say there are two ways for individual investors to weather this storm — and neither of them involve dumping your bond portfolio by the end of next week.

Stay the course

“Even if the U.S. is downgraded, the likelihood of the U.S. defaulting is virtually nonexistent,” said Jason Washo, a financial planner in Scottsdale, Ariz. U.S. Treasuries will remain high-quality bonds, he said.

Washo cautions his clients against getting overly concerned about their retirement security. Rather, he advises them to consider any investment in the federal government as a relatively safe bet. “I tell them this is a lot of politics.”

Full converage: America’s Debt Crisis

“There’s always going to be a crisis du jour that people want to invest around, and even if they are right about how to do it, typically the timing is wrong,” noted Michael Goodman, an investment adviser in New York. “It’s so much better to stick to your investment plan.”

Be diversified

Most financial pros agree, however, that now is a good time to check and see if your investment plan is properly balanced. Diversification, they say, is the key to weathering events like this, in retirement or otherwise.

To maintain a mostly risk-averse bond portfolio during the golden years, “have some exposure to different parts of the fixed-income market,” said Michael Mussio, a portfolio manager at FBB Capital Partners in Bethesda, Md. Include other types of bonds, like corporate and municipal bonds, in addition to Treasuries, in the fixed-income portion of your portfolio, he said.

And, of course, a well-balanced portfolio should also include equities.

Goodman recommends holding a well-diversified portfolio of stocks and bonds from all over the world and from a range of sectors. He suggests having some holdings in emerging markets and publicly-traded real estate investment trusts, or REITs, commodities and Treasury Inflation-Protected Securities, or TIPS, to hedge against inflation — a likely consequence of the government intervention to come.

Mark Carruthers, a New York-based certified financial planner who specializes in retirement planning, says that a well-balanced portfolio wouldn’t be complete without some large-cap stocks — like most Dow components — which offer attractive dividend yields that will appreciate as well.

“Retirees seem to think fixed-income products are the only way to generate their retirement income — this isn’t true,” he said.

“A lot of businesses are in a heck of a lot better position than U.S. Treasury debt,” Mussio added. “So when you’re looking at what to buy, it’s hard not to look at a company with a 2%-3% dividend.” To top of page

 

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The Wallace Neff House: Where Will and Kate Will Stay This Weekend

Do you have royal visit fever yet or what? As we mentioned yesterday, the Duke and Duchess of Cambridge, aka Wills and Kate, will be staying at the British Consul-General’s official residence in Hancock Park while they’re in town this weekend. The Wallace Neff house was built in 1928 and has belonged to the Brits since 1957according to the consulate’s website (the actual consulate is over on the Westside). Ronald Chang Architecture has done design work on several renovations, according to the firm’s website–they’ve replaced an old addition, added a poolhouse, and remodeled the kitchen. Consul-General Dame Barbara Hay and the British government host “several thousand guests” at the house every year.

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REAL ESTATE MARKET STEADY, BUT SLOW

It will continue to be quite a ride for the U.S. housing market, with the home sales that recently trended up in the past year expected to slowly decline next year.

Some say the consequences of the recent financial crisis are hindering a broader recovery.

“While uneven, home sales have trended up from their cyclical lows last summer and foreclosures appear to be peaking,” says Walter Molony, senior public affairs specialist at the National Association of Realtors (NAR). “They will be slowly declining next year as the toxic loan resets work their way through the market and relatively stable prices keep additional households from going under water.”

According to the NAR, home sales are being held back by the twin problems of tight credit and low appraisals and the biggest impact is from unnecessarily restrictive loan underwriting standards. Lenders and bank regulators need to be mindful of the historically low default rates among mortgage borrowers of the past two years.

“We simply have to get back to sound, common-sense lending standards to provide mortgages to creditworthy borrowers who are buying homes well within their means,” Molony says. “A robust economic and housing market recovery cannot occur as long as banks continue to hold on to huge cash reserves.”

Molony estimates that if the lending community returned to the sound business standards that were in place a decade ago, home sales would increase 15% to 20% over current projections and there would be a quicker return to normal price-appreciation patterns.

Without first-time buyers, the trade-up market would stall, home sales would crash, values would fall, and there would be very detrimental effects on the overall economy.

A sustainable real estate recovery is also being hampered by a nearly 10% unemployment rate in the United States and an uncertain economic outlook which have kept potential home buyers from jumping in.

Although there were boosts in home sales and prices brought about by the 2010 home buyer tax credit, the real estate market still has a hard road ahead.

“Much of the optimism that came with last year’s tax credit for home buyers was not supported by additional things to support people to buy homes – like lack of employment growth,” says Robert Curtis, program director of Business Administration atSouth University — Savannah. “Also, banks have tightened up on credit partially because of the abuses they created, so they have demanded a much higher rate of down payment.”

Bank regulators have proposed a controversialmortgage plan that would make a 20% down payment mandatory on some new home loans. The plan is creating quite a stir among consumer advocates, civil rights groups, and real estate industry groups who say it would deter many families from buying homes.

Molony says tight lending standards, not low down payments, are constraining a recovery.

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“Some of the proposals being considered in Washington, D.C., amount to throwing the baby out with the bath water,” he says. “Our consumer survey data shows only one out of five first-time buyers could afford a 20% down payment, which would kill the entry-level market.

“Without first-time buyers, the trade-up market would stall, home sales would crash, values would fall, and there would be very detrimental effects on the overall economy,” Molony explains.

The housing market is a strong indicator of and contributor to the overall health of the economy. For starters, a home is dependent on having people pay the mortgages and to the extent they can pay mortgages and not only have jobs that allow them to, but be confident enough in the future of their employment to take on financial obligations.

“That is the beginning,” Curtis says. “Then there is the fact that a house is an ongoing expression with people buying what they need to live, furnish, and maintain it and also paying taxes and other fees into their communities.”

The real estate industry is recovering, albeit slowly, despite the difficult lending standards and other shaky economic factors. It is clear that people still believe home ownership is part of the American Dream and are pursuing it. There are many good benefits that can come with owning a home, including the mortgage interest, property tax deductions, and home price appreciation. But, Curtis says lifestyle needs should be the biggest deciding factor, rather than speculation on property values.

“The decision on whether to buy a house or not should not be predicated on profit,” he says. “It is long term and based on family needs and what is most important for you and your lifestyle. The ability to make or not make money should not be the major determinant.”

 

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