A PUBLICATION OF THE CAPITAL CITY WEEKLY
SOUTHEAST ALASKA
MARCH 2018
ON THE COVER
FRITZ COVE HOME, OFFERED BY GWEN PLACE OF COLDWELL BANKER, SEE PAGE 3
TABLE OF CONTENTS On The Cover: Photo by Coldwell Banker 2 AlaskaUSA Mortgage 3 Coldwell Banker: Gwen Place 4 Ricker Real Estate Consulting AlaskaUSA Mortgage: Minerva Carandang Platinum Real Estate 5 Ask a Broker 7 Southeast Alaska Real Estate: Jocelyn Miles By The Numbers 9 Exit Realty of Juneau 11 First Bank Mortgage 12 Try this on the Grill 14 Cornerstone Homelending 16 Southeast Alaska Real Estate: Karen Wright
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ASK A BROKER _ By Peter G. Miller
QUESTION:
My husband and I are interested in buying a first home. We left our last jobs about six months ago and I immediately found new employment. Will lenders consider a mortgage application from us given that my husband has not found a new job?
Solo Buyer?
ANSWER:
It is entirely possible for couples to buy real estate on the basis of one income and sometimes it’s actually desirable. For example, if you have strong credit and your husband has a low credit score, then you might want to consider a mortgage application where you are the sole applicant. While you can generally apply for a mortgage using just the income and the credit from one spouse there are a few wrinkles. In your particular situation, the lender will ask if that new job is in the same field where you have been working for a given period, say two years. They will also want to know whether the new position represents a wage increase or not. How debts are treated will depend on the state where the property is located. In most states the lender will just look at your debts, however in community property states the lender may want to look at all household debts. If you share assets such as savings accounts and mutual funds the big question from the lender will be whether or not you have full access to the money. If yes, everything should be fine. After the lender checks into the specifics of your situation as a single borrower who is also married, the lender will then apply the usual tests, which are consid-
ered with every mortgage loan. In particular, the lender will want to look at your gross income and your debt-toincome ratio. Because you are financing with one income your wages alone must be sufficient to support the debt. You will have to show that you have enough income to carry the monthly payments without financial assistance from your husband. Different loan programs have different levels of allowable monthly costs. Some newer loan programs now allow debt-to-
income ratios to reach as much as 50 percent of gross monthly income. The attraction of such programs is that they may allow you to qualify for financing while traditional programs would not, however you’re taking on a lot of debt and that may be very uncomfortable. If you find that mortgage lenders are not likely to accept an application from you as a single borrower than the alternative is to wait until your spouse finds employment, you have fewer debts or you borrow less.
peter@ctwfeatures.com
71,616
Peter G. Miller is author of “The Common-Sense Mortgage.'
people call Southeast Alaska home, about 45 percent of whom are concentrated in the city of Juneau. Source: 2010 Census
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WHAT TO ASK YOUR POTENTIAL REAL ESTATE AGENT _ By Carley Lintz
The process of buying a home can be a daunting venture, especially for first-time homebuyers. That’s where a real estate agent comes in. A good agent is your guide to finding your dream home, so you want to choose the right one for you. The best way to find a real estate professional is through referrals. Ask your circle of family and friends for recommendations, look at reviews of agents online and do your research. Once you’ve found a few likely candidates, you should have a face-to-face meeting. Come prepared with an idea of the house you’re looking for and, of course, some of the following questions for your agent. What is your background? What are you credentials? Trust is a key part of the buyer/agent relationship, so choose a professional with a level of experience that gives you confidence. Ask about their education background and understand the differences between titles. For example, a Realtor is a member of the National Association of Realtor and abides by a strict code of ethics, while a broker has furthered their education and has passed a broker’s license exam. Also inquire about the agent’s professional 6
background and any specializations or extra skill sets. “I would try to figure out what their strengths are,” says Andrew Wendt, president of Be Realty in Chicago. “Someone might have design experience or they might come from a corporate situation and have good negotiation experience.” How Many Deals Have You Done in this Neighborhood? The more knowledgeable an agent is about the community you want to live in, the better according to Steve Goddard of with RE/MAX Beach Cities Realty in Los Angeles, California. “You want to ask [the agent], ‘How well do you know this area?’ Did they just move here or have they lived here for 40 or 50 years? How long have they been selling real estate?” says Goddard. These kinds of connections may be priceless throughout your home search. What is Your Typical Case load? This question is not necessarily about the number but rather their availability. “Getting an understanding of what their case load is or if they work with a partner will give you an indication as to how much time this particular person will have for your purchase,” Wendt says. Essentially you want to be aware if an agent is
overloaded with clients and may not be able to dedicate the appropriate time to finding your future home. Will You Help Me find Other Real Estate Pros? Another characteristic of a reputable agent is their professional connections with vendors like mortgage brokers and home inspectors. “A good Realtor should help you with some names of people that they know and trust would service you properly,” Goddard says. How Will We Communicate Throughout this Process? From first meeting through closing on a house, you should expect reliable and accurate communication from an agent, says Wendt. Inquire about how they make themselves available, whether it’s via email, phone or text message and how often you should expect an update. Purchasing a home is one of the biggest (and priciest) decisions you’ll ever make. And at the end of the day you want someone on your team that makes you feel comfortable with the process. “Just make sure that your personalities match,” Wendt says. “You’re going to spend a lot of time with this person so you want to make sure that you get along with them.” © CTW FEATURES
P leas e
RECYCLE ASK A BROKER _
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Percentage of buyers that found the home they purchased via a yard sign/ open house sign.
Source: 2016 National Association of Realtors Profile of Home Buyers and Sellers
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Percentage of mortgages serviced nationally by non-bank companies, such as QuickenLoans, loanDepot and PHH mortgage. Source: Pennsylvania Dept. of Banking and Securities
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Percentage decrease in the number of homes on the market in 2018 versus 2017, creating low inventory and high demand for homebuyers. Source: Zillow
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BIG FIX _ By Jim Parker
“Recent strengthening of the U.S. economy, tight for-sale housing inventories, and healthy home equity gains are all working to boost home improvement activity.” Chris Herber Joint Center for Housing Studies
Major study sees uward momentum for home remodeling.
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© CTW Features
WON'T YOU BE MY ROOMMATE? An old idea in housing — taking in a boarder or roommate to economize — is surging in popularity, spurred by technology. “Both homeowners and renters are meeting online in a number of ways, from websites like Craigslist to posts on Facebook to a wide variety of websites and apps devoted to helping people find roommates,” says Chris Porter of John Burns Real Estate Consulting. But a couple of truths existing in the nineteenth century boarder house era are still valid today: It can be difficult to find a compatible roommate. And, if there’s a way to scam people out of money, disreputable operators will. The Federal Trade Commission has a “Rental Listing Scams” page on its sites, warning, among other things, that renters shouldn’t send a check
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or credit card information to “guarantee” or “hold” a rental before actually signing contracts. Not surprisingly, websites and apps are continually upgrading their software to ferret out scams and improving their algorithms to match compatible roommates. The Roomi app, for instance, encourages those looking for an apartment to only communicate with the person listing the rental – at least initially – through the app. That’s because “we monitor all the words used in the communications, and we block people who use words like “I need $100 to ‘hold’ the rental,’” explains Ajay Yadav, Roomi founder. The app has also begun asking all users to input a copy of their driver’s license that’s used for a background check.
Neutrality policy holds in digital age For those looking to share their unit and wants to verify that their roommate is financially reliable, asking for pay stubs or other proof of income as well as recommendations from past landlords is also advisable, says Nina Furseth of RentHop.com For compatibility, Roomi tries to enhance a good match by asking about likes in music, foods and books, what type of industry they work in, and other factors. Still, Yadav says it’s best to meet a potential roommate in person, preferably in a public place.
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The Big Real Estate Game _ By Jim Parker
Doug Pederson, overseeing the Philadelphia Eagles, and Bill Belichick, who guides the New England Patriots commanded strategies that turned the tide for better or worse in this year’s Super Bowl. The team that won, the Eagles, was the most prepared and eager on the field, attitudes that likewise can be germinated and reinforced by the sideline chiefs. By contrast, consultants who coach real estate associates on how to succeed in the homebuying and -selling business forego prodding agents through months of practice or making them study reams of plays to engage at the right time on a myriad of situations. But, the home sales guides motivate their understudies and provide a training regimen, or a few memorable lines, that can spur brokers to close key sales and develop thriving businesses. In today’s competitive home sales world, real estate coaching has developed into a top-flight business with leading trainers traveling the country to spread their wisdom and earning big bucks to do so. “Coaching in real estate is a big deal,” notes Inman.com real estate website, unveiling its list for 2016 of the top 25 real estate coaches. “Some agents say the difference between their success and failure in this business is their relationship with their real estate coach — so it’s imperative that you find a good one, someone you can trust to be brutally honest in a way that doesn’t completely kill your motivation.” Dick Zeller of Real Estate Champions, who sends out a periodic newsletter, notes in his latest “Words of a Champion” Feb. 1 that “when market activity has picked up, it becomes more difficult to focus on doing our daily disciplines. There are more buyers out purchasing homes, which causes more activity in the market. Don’t get too bogged down with increased activity in the market. Remember that it is still the daily disciplines that will get you through.” He notes, “First, only work with the best clients and prospects. By picking the best prospects, you will have smoother deals and better long-term referrals from past clients. Second, focus on the value of your time. Don’t let anyone take your time without paying you for it. Don’t lose sight on your value per hour.” Leading countrywide real estate coaches have varied styles, so one instructor may work better or worse for a particular agent.
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In a December article for Fit Small Business, the publisher’s real estate and marketing analyst Emile L’Eplattenier compared three big name coaches, Mike Ferry, Brian Buffini and Craig Proctor. He says the Mike Ferry trainers “focus more on the general sales process than any specific technologies.” Notably, the coaches teach agents how to make sales calls –scripts are included – prospect and run a business and hire an assistant. “Internet marketing is not a major topic, as one customer pointed out,” he says. Buffini, in turn, provides education on gathering more referrals. “Their belief is that building long term and meaningful relationships with clients is the best way to generate business, as they’ll refer friends and family to your business,” L’Eplattenier says. The company offers some technological focus and provides a direct mail marketing kit. As for Proctor, his method is “reverse prospecting” to draw leads to the agent, rather than actively seeking them. “There’s a big emphasis on advertisements – both print and web-based.” The coach teaches marketing on social media and generating leads on a custom website, the Fit Small Business writer notes. The training is not cheap. For instance, the Mike Ferry Organization charges $650 a month for a year or $1,000 a month to be coached exclusively by Ferry; Buffini charges 40 coaching calls, plus discounted access to events and online training materials for $499 a month or two coaching calls per month, marketing kit with flyer, and subscription to ReferralMaker CRM; and Proctor offers 21 coaching calls, weekly sales training call and two-day private workshop at $997 a month or an $8,000 yearly discounted rate. Group coaching typically up to six months and for a dozen or so agents runs $80-$250 a month. Seminars range from free for half-day events to $100-$500 a seat for full day workshops. “When it comes to finding a real estate coach, there’s no one-size-fits-all solution,” L’Eplattenier says, while recommending all three organizations. He also mentions 19 other real estate coaching options with names such as Club Wealth, Fortune Builders and House Flipping HQ. “You have to find a coach who meshes with your personality and is teaching a topic relevant to your business,” he says.
CROWDFUNDING A DOWN PAYMENT _ By Marilyn Kennedy Melia
Cash. We all want it, especially aspiring homebuyers trying to come up with a down payment. Oddly, however, etiquette prevents us from asking for money outright. But in recent years, websites – wedding registries and “crowd-funding” sites – enable buyers to make their request at arm’s length. Moreover, in late 2017, one lending company has rolled out a crowd-funding pilot program that eliminates the paperwork that’s routinely required by lenders whenever borrowers use gift money for a down payment. The typical paperwork requires a letter from donors stating that they don’t expect any payback from the homebuyer. And, documentation that the gift-giver had the funds in his savings — and didn’t borrow the money — is required. Wedding gift cash is “handled slightly differently,” says Neil Caron of Freedom Mortgage. Couples can expect to furnish their marriage certificate, wedding invitation and the deposit slips from the gifts, Caron says. Now, another site, HomeFundMe, received the blessing of Fannie Mae, the agency that oversees mortgage lending. Run by CMG Financial, a nationwide mortgage lender, the site lets borrowers collect down payment money, and when borrowers are ready to apply for their mortgage, typical gift-related paperwork is eliminated. Like other crowd-funding sites, borrowers can plead their case as to why they want a home, and donors can be strangers as well a friends or family who are alerted to the effort. “In theory, if the story impacts enough people the entire purchase price could even be raised,” says CMG Financial CEO Chris George. And, if borrowers also attend home buying education, CMG Financial may offer matching money on the gifts collected. While HomeFundMe is a pilot, if loans made under this model are successful, meaning that borrowers don’t default on their mortgages, George believes more lenders will be rolling out similar programs. © CTW FEATURES
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TRY THIS ON THE GRILL
PANINI BECOMING OUR SANDWICH OF CHOICE
It is hard to tell just when panini became a household name, but over the last several years these beloved sandwiches have been growing in popularity. Today panini are on the menus of a variety of eateries and restaurants. Diners can't seem to get enough of these toasty and tasty sandwiches. The term "panini" can be traced back to a 16th century Italian cookbook. However, the first instance of it being used in North America was in 1956. Depending on what you read or to whom you speak, panini started out as a bread sandwich with only one filling. It was unlikely the sandwich was grilled and it was typically made on the go. The word "panino" is Italian for small bread roll. "Panini" is the plural form of the word. This is the diminutive form of the word "pane," which means "bread." Panini are commonly made from ciabatta or rosetta rolls, although different restaurants put their own spins on the sandwich. Though Brits, Americans and Canadians think of panini as a pressed and toasted sandwich, panini actually may be any sandwiches on a roll. Popular Italian fillings in a panino are salami, mortadella, porchetta, prosciutto, and various cheeses. However, less ethnic forms of the sandwich have showcased just about every type of filling. Restaurants may offer roast beef, breaded cutlets, cheese blends, or even vegetarian options, dubbed "vegini." Individuals no longer have to venture to restaurants or Italian sandwich bars, known as "paninotecas," to fulfill their panini fix. Cookware manufacturers have recognized the increased interest in grilled, flat sandwiches and have developed panini makers at many different price points. Electric models are all-in-one contraptions that look similar to a rectangular waffle iron. There are also cast-iron pans that enable home chefs to create a pressed sandwich right on the stovetop. Those who do not have specific panini-making equipment have been known to weigh down a pan on top of another with a brick to create the flattened sandwich effect.
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Whichever method of cooking is used, the enjoyment of panini lies in coming up with ingredients to use in the sandwich. For those ready to put their panini makers to good use, try this easy, light, healthy and delicious take on a panino below. Caprese Salad-Style Panino Serves 1 to 2 2 1/2 20 1
vine-ripe tomatoes, sliced 1/4-inch thick pound fresh mozzarella, sliced thinly leaves fresh basil loaf of ciabatta bread, or desired crusty bread Extra-virgin olive oil Balsamic vinegar Coarse salt and pepper
Heat up a panini maker according to manufacturer's directions. Grease the insides by brushing on some olive oil. Cut open the loaf of bread and baste the top and bottom with a little of the extra-virgin olive oil. Layer slices of tomato, mozzarella and basil on the bottom half of the bread. Sprinkle with salt and pepper to taste. Brush the outside of the sandwich with more olive oil and place on the panini maker to cook, until the crust is golden brown and crispy, and the cheese inside is melted. Whisk together equal parts of the olive oil and balsamic vinegar with a small amount of salt and pepper to create an easy balsamic vinaigrette. Use as a dipping sauce for pieces of the panini.
METAL UP TOP _ By Jim Parker
More than 10 million homes boast structurally sound but expensive coverings The frigid cold and winter precipitation on the East Coast from New England to the Carolinas in early January renewed interest in metal roofs – typically sturdy, long lasting and able to bear the weight of ice and snow. Nearly 14 percent of the 75 million homes in the U.S. have metal protective tops, according to the Maryland-based Metal Roofing Alliance. Despite the pros, metal roofs also face drawbacks such as cost. At $5.50 to $12 a square foot, standing seam or shingle roofs are quite a bit more expensive than asphalt shingles at 80 cents to $1, according to the Roofing Calculator website. State Farm Insurance on its website cited a host of metal roof advantages, namely: Durability. Some roofs can handle wind gusts up to 140 miles per hour, won’t crack or corrode and may resist impacts and typically don’t require much maintenance. Energy efficiency. The metal can reflect solar heat, reducing cooling costs 10-25 percent. Environmentally friendly. They use 25 percent or more recycled content and can be recycled. Longevity. They can stay in shape for 40-70 years, compared with 12-20 years for asphalt roofing materials.
“Metal roofs are designed to last 50 years or more and offer exceptional performance.” —Renee Ramsey, Metal Roofing Alliance’s executive director Safety. Metal roofs won’t ignite in a wildfire or lightning strike. At the same time, State Farm pointed out disadvantages including price; noise such as in a heavy rain or hailstorm; expansion and contraction that can cause panels to loosen; difficulty in matching colors in new pieces have to be added; and the threat of damage from pooling water. The Metal Roofing Alliance this month offered five winter-weather tips to ensure than metal roofs will handle rough weather. They include positioning snow guards to keep ice and snow from falling off the roof in “dangerous chunks,” keeping gutters clean so water will drain and leaves and dirt don’t build up; trim trees and bushes which with constant rubbing can damage the finish; sweep away debris that collect on the roof; and make sure that the attic and interior are insulated and properly vented. “Metal roofs are designed to last 50 years or more and offer exceptional performance,” says Renee Ramsey, the alliance’s executive director. “Give them some simple maintenance and care, and they’ll pay you back with years of protection and peace of mind.” Ramsey adds, “Never attempt to perform maintenance on any roof during severe weather. The safest and best time to perform maintenance is in advance of storm seasons. It’s always wise to consider enlisting help to maintain your roof from an experienced and licensed qualified professional contractor,” she notes. © CTW FEATURES 13
Renting
_ By Marilyn Kennedy Melia
Will Your Rent Rise? How landlords calculate rates
OVERALL INFLATION has been tame the past decade. But not for many apartment dwellers, who saw rents rise six percent or more annually for the past eight years. Now that inflation is heating up for other goods, in 2018 rental rates will stay out of step, with only a moderate increase of less than three percent nationwide, according to analysis from RealPage, a real estate data provider. Still, bigger hikes are expected in certain markets. Most likely to see a rise, says Greg Willett, RealPage’s chief economist, are middle-income tenants who live in what the apartment industry terms “B” and “C” buildings in areas with com-
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paratively few new, luxury complexes. Renters at the bottom-end are less vulnerable to increases because landlords worry that they’re already financially strained, and a rise would result in costly vacancies. Earning about $50,000 annually, B and C renters typically live in apartments built in the seventies and eighties. Most of the newly built apartment stock nationwide is aimed at the “luxury” market, explains Willett, since the cost of land and construction is nearly the same for both the high-end and middle-market, and it’s more lucrative to build for higher rents. Where there’s been a lot of construction activity, leasing all those new luxury apartments
gets competitive, and that actually helps hold down rent increases for middle-market. That’s why rent growth is expected to dampen overall in areas like Charlotte, Austin, Dallas and Seattle, says Willett. If middle-income renters don’t see a lot of listings and advertisements for new buildings, they are the most vulnerable to a hike. And they won’t like it, according to a recent survey of 4,000 renters by Freddie Mac showing 44 percent will consider moving if there’s a big rent hike. But they may end up staying put and paying more, predicts Willett, since “it’s going to take a lot of work to really find a less expensive unit,” he concludes. © CTW FEATURES
internet workshops also take place in April, and another 20 safety-related classes are archived online. Yearly, the association produces a “member safety report.” The 2017 document surveys members on “professional or work-related situations that prompted fear, their use of self-defense weapons and safety apps and proactive safety procedures in their brokerage.” According to the NAR, the report’s mission is to gauge the extent of safety risks Realtors might face, help brokerages benchmark their efforts and determine areas of improvement. According to last year’s report, less than half of NAR members said their office has standard procedures for agent safety, and another 28 percent responded, “I don’t know.” The NAR says, “If your office hasn’t instituted safety procedures, start now. The time to prepare is before someone becomes a victim.” Meanwhile, the association offers social media safety tips on a weekly basis through a “shareable visual graphic” on its official Twitter, Facebook and Instagram pages. And a new grant program assists state and local Realtor association in launching safety plans for members and encourage awareness. Go to www.NAR.realtor/safety. At least one personal safety company is promoting its wares during real estate safety month. Pepper spray manufacturer SABRE Security Equipment Corp. highlighted how real estate agents can stay safe, including:Have an exit excuse — if a situation doesn’t feel right, always have a way to get out;
SAFETY FOR REALTORS _ By Jim Parker
Tips, tools for real estate professionals to protect themselves on the job The real estate business tends to be a solitary profession, enough so that agents can find themselves in potentially vulnerable settings. Associates meet one-on-one with clients, in some cases for the first time, at vacant houses. The get-togethers can be after dark, in secluded parts of town or way out in the country. In the case of agents, they fall into demographic groups generally more susceptible to attack. Currently 63 percent of all Realtors are women, according to the National Association of Realtors (NAR). Average age is 53, although as independent contractors, agents can be fullor part-time from their 20s to 70s or higher. The NAR observes Realtor Safety Month each September. “This is an excellent opportunity for all Realtors to reflect on the importance of staying safe on the job, while embracing a commitment to follow good safety practices throughout the year,” according to an article in Realtor magazine. “Sadly, incidents involving the personal safety of real estate professionals continue to occur every day,” the story says. Among the steps the association takes to get out the word about safety are free webinars entitled “Do This Now” and “Stay Safe by Building Better Business Relationships.” No-charge www.capitalcityweekly.com
CREATE A CHECK-IN PLAN — alert family and co-workers when heading to open houses or meeting with clients, and set up a code word for when you need help; MAINTAIN YOUR PRIVACY — never use your home address or number on business cards or paperwork and keep your social media client-free; KNOW YOUR WAY — practice your route so you’re confident and can’t be taken advantage of on the road; and PROTECT YOURSELF — the smartest thing to do is take your personal safety into your own hands. The St. Louis-based company touts its self-defense products for real estate agents. “From driving in cars with strangers to waiting alone at open houses, Realtors deal with a unique set of personal safety problems while on the job,” the business says. “In addition to having the right tools, we also try to give our clients the right knowledge to stay safe,” says David Nance, company chief executive. “We believe you should always be proactive,” he notes, adding that the venture offers a number of “highly effective and equally discreet self-defense options they can easily be put to use in any situation.” Visit www.sabrered.com/real-estate-agent-safety-tips. 15
RESULTS YOU CAN COUNT ON Taking Back-Up Offers
New Listing
5933 Pine St.
4 Bdrm, 2.5 Bath, Centrally located .31 acres, fenced back yard, family room, gas fireplace and more.
MLS# 18083
$399,000
G
New Listing
E L A S
IN D N E
P
800 F St. N-2
2 Bdrm, 2 Bath, Garden UnitParkshore Condo, walking distance to downtown.
MLS# 18116
$235,000
JUNEAU INDUSTRIAL/ COMMERCIAL
5850 Lemon Street
2 Bdrm, 2.5Bath 2 living areas, covered and open deck, parking for boat & RV.
MLS# 17405
$289,000
New Listing
1941 Anka St. 2 Industrial lots near Costco property owned by real estate licensee instate of Alaska Listing courtesy of Jocelyn Miles.
MLS#18074
$219,000
$589,000
7860 Glacier Hwy
9431 Berners Ave #11
$199,000
3 Bdrm, 3.5 Bath, Workshop, bonus guest room, great views.
MLS# 17171
$340,000
HAINES COMMERCIAL BUSINESS OPPORTUNITY Price Reduced
New Listing
MLS# 18040 Price Reduced
2 Bdrm, 1 Bath, New flooring, new carpet, new kitchen.
MLS# 18084
7250 Glacier Highway
3 Bdnm, 2.5Bath Single Family with 1Bdrm, 1 Bath Apartment
Price Reduced
Eagle’s Nest Shop! Warehouse
Eagles Nest Motel
Commercial Shop & 3,000 sq ft warehouse off of
8 room motel w/5 apartments, Turn Key.
MLS# 16960
Sawmill Creek Rd.
$537,225
MLS# 16962
$190,000
JUNEAU RENTAL
New Listing
3 bedroom, 1.5 bath atached home behind Glacier Valley School. Owned by real estate Licensee in state of Alaska.
2314 Radcliffe Rd
Available Immediately
3 Bdrm, 4 Bath, 3,555 sq ft.
1750 Mendenhall Peninsula Road
Karen Wright REALTOR®
907-321-5866 Karenlrite@aol.com Office: 907-789-5533
MLS# 18140
$575,000
$3,500/Mo
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