GREELEY 129.7%COMMUNITY YOUR INCREASE SINCE 2001 CONNECTION Newsletter 2021 Issue 35
L O C A L R E A L E S TAT E S TAT I S T I C S R E G I O NA L S NA P S H O T A N N UA L A P P R E C I AT I O N
FORT COLLINS/LOVELAND
DENVER 187.8% INCREASE SINCE 2001
140.7% INCREASE SINCE 2001
COLORADO
GREELEY
174.9% INCREASE SINCE 2001
129.7% INCREASE SINCE 2001
DENVER
Fun Fact/Quote – Housewarming
187.8%
SINCE IsINCREASE a Tradition 2001
That Comes From Burning Your Mortgage Paperwork
Terminology Tip - Listing Agent a real estate agent who works with the property owner to list their property for sale on the market.
Grow your real estate wealth one owner-occupied home at a time Most people start investing real estate by buying their personal residence. Yet the majority of Americans will stop there in terms of building their real estate portfolio. This is because when people are motivated to buy their first investment property, they are often told they will need a 20- or 25-percent down payment. Finding it tough to save for that large of a sum, most go no further. However, if you are willing to move from house to house frequently, there is a way to build your portfolio with smaller down payments. Move often, build a real estate portfolio Anyone willing to move often can employ this as a form of investment strategy because owneroccupied financing – or financing for a home you live in – tends to have more favorable interest rates, financing terms, and down payment flexibility than mortgage loans for second homes or rentals. Therefore, purchasing a new home to live in and converting your old home into a rental property may be easier than acquiring an investment property. While it might be difficult for a family with children to move often, change schools, make new friends, among other issues, that same family might be willing to move within a neighborhood as they acquire several single-family homes. A young couple might be willing to move periodically before they have children. An empty nester couple with no kids at home, may choose to build their portfolio before they retire. As in most investments, but especially in real estate, the earlier in life you get started, the better. Keep the old house Over my career, whenever someone contacted me to sell their old house to move up to the next one, I always suggested they keep their old house as a rental. Clients have often been confused as to why I would not want to list their old house and make a commission. My answer is that I always suggest renting out your first home because renting it is the initial step in building a real estate portfolio. If you did this four times before you retired, you could be living in your fifth personal residence with four rentals that would provide retirement income. Buy early in life, buy often In the above example, you might be able to acquire four properties over 30 years of working life, buying with owner-occupied financing each time. But let’s increase the goal to owning 10 single family residences. Potentially, you could move 10 times in 10 years, buying and keeping 10 homes. I say potentially, because lending rules change all the time.
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0 Nolan Rd, Lyons
5301 Rocky Mtn Rd, Loveland
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3343 Danzante Bay, Berthoud
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4 Beds/5 Baths, 5209 SF $1,699,600, MLS 949146
Income Property $610K, MLS 949259
3 Beds/3 Baths, 1697 SF $440k, MLS 945510
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Income Property $825k, MLS 944575
Getting started The first step in starting this investment program is picking a lender to obtain a loan pre-approval. In addition to getting pre-approval, check with the lender about the current rules regarding the following: 1) What is the down payment required for owner-occupied financing? Markets change, but 5 percent down would likely be available. 2) What will the interest rate be? Will Private Mortgage Insurance (PMI) be required? 3) How long would you need to live in the home before buying your next owner-occupied home? 4) How is rent considered for qualifying for buying the next property and future ones? 5) Is there a limit on the number of mortgages I can have? 6) Where do I stand on qualifying for future purchases? Keeping Moving Buying 10 properties in 10 years! Is it really possible? Maybe, maybe not. There are many factors involved. 1) Current lending rules 2) Is there any inventory to purchase? 3) What is the price range necessary to be acceptable for owner-occupancy, yet good for being a rental after moving on to the next home? 4) What is the rent? What is the loan payment? 5) What are the other expenses? After the loan payment and expenses are accounted for, is the cash flow negative or positive? If negative, it might take a while longer to allow rents to catch up to the loan payment and expenses. If there is negative cash flow, you can think of it as a deferred down payment. You just have to determine how much negative cash flow your budget can handle. Will this investment program work? Again, there are many factors involved. Variable factors: 1) True appreciation of real estate over time. 2) Rental increases over time. 3) Taxes, maintenance, repair, and misc. expenses. 4) Vacancy rates Fixed factors: 1) Principal reduction The success of the program is dependent on values and rents going up over time. Each month, when a loan payment is made, hopefully supported by the rent, the loan balance goes down each month. In a perfect world for investors, values and rents keep going up and each month the property gets closer to free and clear. FHA financing FHA has been known for years for helping first time homebuyers get started with low down payments. They also have owner-occupied programs for purchasing 2-, 3-, and 4-unit buildings. You just have to live in one of the units. This is a great opportunity to start an investment portfolio. There are maximum loan limits, making it impracticable in some markets. In markets where the loan limits cover the values available, a 4-unit can be purchased with only 3 ½% down! Your Realtor® and mortgage lender can work together to formulate a plan that works for you. Source: AtHomeColorado.com
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2720 Council Tree Ave, #178, Fort Collins, CO 80525
YOUR COMMUNITY CONNECTION NEWSLETTER ISSUE 35 RESIDENTIAL | COMMERCIAL | PROPERTY MANAGEMENT | LENDING
Five convenient locations including Summit County to serve you.
FORT COLLINS Front Range Village
FORT COLLINS Old Town
2720 Council Tree Ave., Suite 178 Fort Collins, CO 80525 Phone: (970) 225-5152 Fax: (970) 225-5170
200 S. College Ave., Suite 160 Fort Collins, CO 80524 Phone: (970) 689-3521 Fax: (970) 568-8079
JOHNSTOWN
LOVELAND
BRECKENRIDGE
4864 Thompson Pkwy, Johnstown, CO 80534 Phone: (970) 667-2509 Fax: (970) 667-2802
209 E. 4th Street Loveland, CO 80537 Phone: (970) 800-3181 Fax: (970) 800-3934
100 North Main Street, Suite 103 Breckenridge, CO 80424 Phone: (970) 453-5500
Alex Alvarez Realtor® 970-980-7417 aalvarez@c3-re.com
Information is deemed reliable, but not guaranteed. © 2021 C3 Real Estate Solutions, LLC.