About Home Buying & Selling in Union, Morris, Essex & Somerset Counties of NJ

Long Delays & Wrongful Rejections with First-Time Home Buyer Tax Credits- What to Do?

Posted in Home Buying,Overall Real Estate Market by Judi on June 20, 2010
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Did you recently purchase your first home with the expectation of getting a quick $8,000 tax credit, only to wait for months without a response, and then get denied?  If so, you are unfortunately one of many.

The IRS has been processing around 150,000 claims per month since early 2009 when they started processing 2008 tax returns for the First-time Homebuyer Credit, so it comes as no surprise that there are long delays and many errors.  Processing time is generally taking over six months.  And a number of the credit requests from first time homebuyers are getting wrongfully denied.  Here are 3 common scenarios of wrongful tax credit rejections, along with suggestions of what to do about it:

1) The IRS rejects the tax credit claim because the first-time homebuyer filer has sent in a 1098 form for mortgage interest paid for real estate that is not their primary residence.  Claims are not supposed to be rejected for first-time buyers of a principal residence who previously owned time-shares, vacation property, or even investment property. In this situation, you will need to send an immediate response letter, proving that the mortgage the IRS sees on the 1098 form isn’t on a personal residence.  For example, include in the letter copies of rental contracts of where you have been residing for the past three years, an old driver’s license showing that address, and utility bills showing that address.

2) The IRS rejects the tax credit claim because the address of the home purchased has an apartment number.  First-time homebuyers of condos, coops, duplexes, mobile homes, and boat slips (yes, even boats can qualify as a principal residence!) are legitimate examples of primary residences that may show an apartment number.  In this situation, respond to the rejection with an immediate letter with an explanation of the type of residence purchased, along with proof that you really did purchase a primary residence.

3) The IRS automatically rejects the tax credit claim when the filer has an ITIN (Individual Taxpayer Identification Number) because they do not qualify for a real Social Security number, even if they are not a non-resident alien {The Housing and Economic Recovery Act of 2008 does exclude nonresident aliens.}  Holders of ITIN numbers can technically be ‘Resident Aliens’, who may qualify for the first time home buyer tax credit, IF they have a green card AND they meet the “substantial presence test” (they have been present in the US at least 31 days during the current year, as well as 183 days during the 3-year period comprised of the current year and the previous two years).   In this situation, as a Resident Alien’, you will need to send copy of your green card and prove the time that you have been living in the United States.

According to Eva Rosenberg, publisher of TaxMama.com, if you have not yet heard back from the IRS, it is a good idea to call the IRS to confirm that someone has received your file, and also to make sure that they have your correct new address for correspondence (to avoid delays that can cause you to miss response deadlines), because they may be sending notices to your previous residence.  For more information on this subject, check out this article: http://bit.ly/biNbXC .

To see how local New Jersey Real Estate markets are faring now that the deadline is past to get a tax credit for a home purchase, go to www.NJMarketTrends.com for current local market data in the New Jersey towns of Summit, New Providence, Berkeley Heights, Millburn/Short Hills, the Chathams, Madison, Randolph, Morristown and Morris Township.

If you or someone you know (friends, family, coworkers, neighbors) is looking to buy or sell a home in  Summit New Jersey or in the surrounding areas, AND would like honest, reliable, and tech-savvy service, contact Judi for a free, no obligation consultation.

Judith “Judi” Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631 (C) 973-902-HOME

Visit me at: www.BestHomeResults.com

Follow me on Twitter: @JudiParis

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How’s the Real Estate Market in Summit?

Posted in Local Real Estate Market by Judi on May 11, 2010
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The focus is on Summit, New Jersey, and numbers talk!  The market in Summit has been consistently improving.  Because the real estate market is seasonal, the best way to look at a market is by looking at sales in a given month compared to the same month in another year.  In Summit, the number of homes that have gone Under Contract (UC) are higher each month so far this year.  Another market indicator, the Absorption Rate (AR), gives a read on the strength of the market, with a lower number indicating a stronger market (calculated by dividing the number of homes available on the market in a given month by the number of homes that have gone under contract that month).  Looking at April 2009 compared to April 2010, there were 100% more homes that sold, and the Absorption Rate was 52.4% lower (ie. stronger). [Data from the Garden State MLS]

2009 2010
#UC #Active AR #UC #Active AR
January 4 82 20.5 11 137 12.5
February 10 116 11.6 15 141 9.4
March 18 162 9 38 185 4.9
April 20 205 10.3 40 194 4.9


For the details of all homes that closed in Summit in April 2010 go to www.SoldInSummit.com.   If you are looking to buy or sell a home in the Summit New Jersey area- and, if you appreciate honest, reliable, and tech-savvy service, you can contact Judi for a free, no obligation consultation.

Judith “Judi” Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631 (C) 973-902-HOME

Visit me at: www.BestHomeResults.com

Follow me on Twitter: @JudiParis

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Governor Christie Pledges to Support NJ Businesses

Posted in Local Real Estate Market by Judi on May 7, 2010
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NJ Summit Area Chamber of Commerce

 

On Friday morning, May 7th, 2010 Christina Genovese, Director of Business for Governor Chris Christie, addressed the Suburban Chamber of Commerce, which supports Summit, New Providence and Berkeley Heights.  Christine spoke about the tough budgeting issues the new administration is tackling, as well as structures Governor Christie is putting in place to support New Jersey businesses through the Deputy Governor.  This new support should come in part from systems designed to expedite answers from the various state departments, from public/private partnership systems created to help with marketing and branding, and through legislation proposals that should have a positive impact on corporate tax structures. 

For information on the local real estate market in the Summit New Jersey area go to www.BestHomeResults.com.  If you are looking to buy or sell a home in Union, Morris, Essex or Northern Somerset Counties of New Jersey- and, if you appreciate honest, reliable, and tech-savvy service, you can contact Judi for a free, no obligation consultation. 

Judith “Judi” Paris, Broker/Sales Associate 

Coldwell Banker Realtors- Summit, NJ 

(O) 908-522-3631  (C) 973-902-HOME 

Visit me at:     www.BestHomeResults.com 

Follow me on Twitter:     @JudiParis 


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6 Important Real Estate Market Statistics- in Summit, the Chathams, Madison, Millburn, Morristown & Randolph- April 2010

Posted in Home Buying,Home Selling,Local Real Estate Market by Judi on May 5, 2010
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* In all six towns below, the number of homes sold in April 2010 was higher than in April 2009, except for Millburn, where the number of sales year over year was unchanged.  The Chathams showed the highest year over year increase in sales.  The “# Sales YTD” refers to the percent increase or decrease in the number of sales for April 2010 as compared to April 2009.  April 2010 home sales were higher than that in both ’08 and ’09 in Summit, The Chathams, Morristown and Randolph.

* Median Sales Prices were up in April ’10 over April ’09 in all six towns, with Summit showing the highest year over year increase.

* The Absorption Rate is the theoretical number of months needed to sell off the inventory.   The lower the absorption rate, the stronger the market.  The absorption rates in both Madison and Summit indicate a seller’s market in both towns; both with absorption rates lower than 6 months.

* The Sales Price to Original Price Ratio (SP-OLP) increased year over year in Summit, the Chathams, Millburn and Morristown, showing a strengthening market in those towns.

Statistics in April 2010 as compared to April 2009


SUMMIT CHATHAMS MADISON
# SALES + 91.7%

YTD  +48.6%

 + 144.4%

YTD  +118.5%

 + 66.7%

YTD  +53.3%
Median Sales Price + 68.9% + 23.6% + 1.7%
’10 Absorption Rate

(’09 vs ’10)

 7.7 vs 5.8 6.3 (April 2010) 5.7 vs 4.4
Days on Market - 39.6% + 17.1% + 7.8%
SP/OLP (’09 vs ’10) 95.2% vs  96.7% 94.5% vs 97.9% 96.2% vs 95%
Inventory + 14.8% + 44.2% - 22.9%
MILLBURN MORRISTOWN RANDOLPH
# SALES Unchanged

YTD + 38.5%

 + 27.3%

YTD +8.6%

 + 57.1%

YTD + 56.3%
Median Sales Price + 35.5% + 5.5% + 20.4%
’10 Absorption Rate

(’09 vs ’10)

 6.0 vs 7.3 7.2 vs 7.6 8.3 vs 13.5
Days on Market - 51.8% + 65.4% - 17%
SP-OLP (’09 vs ’10) 94.8% vs 98.9% 95.8% vs 97.7% 96% vs 96%
Inventory + 18.4% + 19.2% - 5.6%

For more specifics on the local data statistics go to www.NJMarketTrends.com.  If you are looking to buy or sell a home in Union, Morris, Essex or northern Somerset Counties of New Jersey- and, if you appreciate honest, savvy service contact Judi for a free, no obligation consultation.

Judith “Judi” Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Follow me on Twitter:     @JudiParis

Statistics from Coldwell Banker Market Action Reports for April 2010

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Capital Gains Tax for Investment Properties to increase in 2011

Posted in Home Selling,Overall Real Estate Market by Judi on April 22, 2010
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Owners of Real Estate investments who are considering selling, should be aware of a noteworthy tax incentive to sell their investment properties in 2010, rather than afterward.  The capital gains tax is expected to rise considerably in 2011.  A capital gain occurs when the amount realized on the sale of the asset is greater than the taxpayer’s basis, loosely the purchase price plus any monies invested in the asset, less any fees, taxes and depreciation deductions claimed.  Short-term capital gains are for investments held for a year or less before being sold, and incur a greater tax burden than Long-term capital gains, which are for investments held over a year.

American taxpayers have been on a ‘tax holiday’ since 2003, when legislation was passed which largely reduced capital gains taxes, but only through 2008.  On May 17, 2006, George W. Bush signed the Tax Reconciliation Act, which extended this tax reduction through 2010, and additionally eliminated all capital gains tax for those in the tax brackets of 10 or 15%. Starting in 2011, the current maximum 15% Long-term Capital Gains Tax is scheduled to revert to 20% for those in the 25-35% tax brackets, and back to 10% and 20% respectively for those in the 10 and 20% tax brackets.

For more information about capital gains, go to www.IRS.gov and refer to Publication 550, ‘Investment Income and Expenses’, or Publication 17, ‘Your Federal Income Tax’.  Please consult with your tax advisor on how the changing tax laws will affect you specifically.  If you are considering selling or purchasing any residential investment properties in Union, Morris, Essex or Somerset Counties of New Jersey, you can call Judi Paris for a free, no obligation consultation.

Judith “Judi” Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Follow me on Twitter:     @JudiParis

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Need Some Guidance on What to Offer for that Home in Summit, Chatham, Short Hills, Morristown or Randolph?

Posted in Home Buying,Local Real Estate Market by Judi on April 10, 2010
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When my Buyer clients are ready to put an offer on a home, they nearly always look to me for advice.  To answer, I provide statistics to help them make an informed decision, based on their goals; starting with specific statistics and information for the home, and then by looking at the current buying behavior for homes in the type and price range where the home is located.  Buying behavior varies greatly from town to town, and even from neighborhood to neighborhood.  Many buyers in Summit, Chatham, Short Hills, Morristown and Randolph have recently been expecting a buyers market, and then are surprised when they find themselves in a multiple bid situation on well-priced homes.

Important specifics to look at:

1)   Previous purchase date and price to give a clue about the Seller’s perspective (in this market, it is helpful to know if the seller is losing money from when they purchased the home, or if in fact the seller might be ‘upside down’, meaning that they owe more to the bank than the property is actually worth).

2)   A current market analysis for the home, comparing it to similar homes (same town, style and general age) that have recently sold.  Using a guide used by local appraisers, I make adjustments on price for all notable differences between the home and the ones it is being compared to.

3)   Find out if there are other buyers currently interested in the home.

4)  Get all of the listing history on the home with the current owners, including previous listings, as well as dates and details of all price reductions.

In addition to giving my Buyers an idea of the current value of a home they are about to bid on, I also provide valuable information about the nature of the buying behavior for the home’s environment, so my buyers know how much to offer to get the best deal possible, and to successfully make their purchase.   Below is some market data to help give an idea of the current buying behavior in the different real estate markets of Summit, Chatham, Millburn/Short Hills, Morristown and Randolph.

  • Summit:  The list price to sales price ratio, year to date from January to March 2010 is 95.1%.  29 homes were closed in the first quarter of 2010, and of those homes, approximately 21% were sold at or above list price, and around 7% were sold above asking price.
  • Chatham Borough and Chatham Township:  The list price to sales price ratio, year to date from January to March 2010 is 92.2%.  37 homes were closed in the first quarter of 2010, and of those homes, approximately 19% were sold at or above list price, and around 5% were sold above asking price.
  • Millburn Township/Short Hills:  The list price to sales price ratio, year to date from January to March 2010 is 91.6%.  38 homes were closed in the first quarter of 2010, and of those homes, approximately 18% were sold at or above list price, and around 11% were sold above asking price.
  • Morristown:  The list price to sales price ratio, year to date from January to March 2010 is 93.7%.  24 homes were closed in the first quarter of 2010, and of those homes, approximately 13% were sold at or above list price, and around 4% were sold above asking price.
  • Randolph Township:  The list price to sales price ratio, year to date from January to March 2010 is 89%.  46 homes were closed in the first quarter of 2010, and of those homes, approximately 13% were sold at or above list price, and around 2% were sold above asking price.

Summit tops the list with the greatest percentage of homes selling at list price or above, and Summit also had the highest percentage of sales over asking.  Of the homes selling in the above towns, with the exception of one home in Chatham, none of the homes selling over asking price were for homes with a value over $1 Million.

Buyers looking for a home in Union, Morris, Essex or northern Somerset Counties of New Jersey- if you appreciate honest, savvy service contact Judi for a free, no obligation consultation.

Judith “Judi” Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Follow me on Twitter:     @JudiParis

List Price to Sales price ratios from Coldwell Banker Market Action Reports for March 2010; the rest of the above data comes from the Garden State Multiple Listing Service.

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Good News: Strengthening Real Estate Market!

Posted in Home Selling,Local Real Estate Market by Judi on February 27, 2010
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Encouraging report: the local real estate markets in Union, Morris, and Essex Counties of New Jersey have been showing signs of strengthening since the third quarter of 2009. For one, the Absorption Rate for most local towns was lower in Q4 of 2009 compared to Q4 of 2008 (the lower the Absorption Rates, the more demand compared to supply, and the stronger the market).  Also, looking specifically at January 2010 data compared to January 2009 for Summit, Millburn/Short Hills, Chatham Borough, Chatham Township, Madison, Morris Township, Morristown, and Randolph, most indicators point to a strengthening market.  Although most sellers are feeling discouraged by the recent decline in home values, real estate is becoming more affordable to buyers, which in turn is leading to more home purchases and a stronger market.  January was the eighth straight month that the number of  home sales throughout New Jersey was higher in 2010 than in the same month of 2009.

Summit:

50% more homes were sold in January 2010 compared to January 2009, and there were 12.5% fewer properties available for sale.  Median sales prices remained basically the same.  Looking back to Q4 of 2009, the absorption rate in Summit was 9.2 months, compared to 34.8 months in Q4 of 2008.

Millburn/Short Hills:

45% more homes were sold in January 2010 compared to January 2009, and there were 18.2% fewer properties available for sale.  Median sales prices were down 21.7%.  Looking back to Q4 of 2009, the absorption rate in Millburn/Short Hills was 5 months, compared to 9 months in Q4 of 2008.

Chatham Borough:

450% (!) more homes were sold in January 2010 compared to January 2009, and there were 18.2% fewer properties available for sale.  Median sales prices were down 21.7%.  Looking back to Q4 of 2009, the absorption rate in Chatham Borough was 3 months, compared to 12 months in Q4 of 2008.

Chatham Township:

33.3% more homes were sold in January 2010 compared to January 2009, and there were 11.5% fewer properties available for sale.  Median sales prices were down 39.8%.  Looking back to Q4 of 2009, the absorption rate in Chatham Township was 7 months, compared to 16 months in Q4 of 2008.

Madison:

12.5% more homes were sold in January 2010 compared to January 2009, and there were the same number of properties available for sale.  Median sales prices were actually up 6.4%.  Looking back to Q4 of 2009, the absorption rate in Madison was 4 months, compared to 7 months in Q4 of 2008.

Morris Township:

128% more homes were sold in January 2010 compared to January 2009, and there were 6.2% more homes available for sale.  Median sales prices were down 4.6%. Looking back to Q4 of 2009, the absorption rate in Morris Township was 6 months, compared to 11 months in Q4 of 2008.

Morristown:

44% fewer homes were sold in January 2010 compared to January 2009, and there were 13% fewer homes available for sale.  Median sales prices were down 3.1%.  Looking back to Q4 of 2009, the absorption rate in Morristown was 7 months, compared to 12 months in Q4 of 2008.

Randolph:

37.5% more homes were sold in January 2010 compared to January 2009, and there were 5.3% more homes available for sale.  Median sales prices were actually up 4.9%.  Looking back to Q4 of 2009, the absorption rate in Randolph was 6 months, compared to 10 months in Q4 of 2008.

Homeowners have you been waiting or hesitating to put your home on the market?  Contact Judi for a consultation about the market trend in your town, and a free, no obligation Comparative Market Analysis of your home.

Judi Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Follow me on Twitter:     @JudiParis

Quarterly Absorption Rate Data from the ‘Otteau Report’; the rest of the above data comes from the Garden State Multiple Listing Service.

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Get Federal Tax Credits for Going Green!

Posted in Green Living,Home Buying,Overall Real Estate Market by Judi on February 25, 2010
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Home Buyers and Home-owners – TAKE NOTE:  the Federal Government is offering you a 30% tax credit for the money you spend in 2009 and 2010 when you install qualifying energy-efficient systems and products, including: furnaces, central air conditioners, water heaters, insulation, roofs, windows, doors, and skylights.  There is no upper limit on your income to get these credits, but you cannot get back more money in credits than you actually owe in taxes.  Some systems have no tax credit cap, but for most systems, the cap is $1500 in total credit.  That means for most home improvement projects (through a single or multiple purchases), you can spend up to $5,000 and get back 30% or $1500 as a tax credit.  If you get the entire $1500 credit in 2009, then you can’t get anything additional in 2010.  But in addition to the 30% tax credit for items which have a cap of $1500, you can also get another 30% credit for products which have no upper limit in tax credit.

Products with a $1500 cap:

Heating (see: http://bit.ly/cs3kTF), Ventilating and Central Air Conditioning Systems (see: http://bit.ly/cHgmGo); insulation and products that reduce air leaks; Biomass Stoves (eg. wood pellet stoves; see: http://bit.ly/ckStUh), windows, doors & skylights (see: http://bit.ly/12XR2N); Metal & Asphalt Roofs (see: http://bit.ly/akKtke), and non-solar water heaters (see: http://bit.ly/4g5KSU).  The products must be installed in a pre-existing primary residence and meet energy efficiency qualifying standards.  The tax credit for these items is for the cost of the product only and does not cover the installation/labor costs.  This tax credit expires December 31, 2010.

Products without no upper limit on tax credit:

geothermal heat pumps, small residential wind turbines and solar energy systems (including solar water heaters and solar panels).  For this credit, products must meet the qualifying standards, but  can be installed in both pre-existing and new construction qualify, as well as both primary and second homes (but rentals do NOT qualify).  If you owe less in taxes than the 30% you spend on these products, you can actually carry forward the unclaimed portion to future years through 2016.  This tax credit does not expire until December 31, 2016.

Residential Fuel Cell and Microturbine Systems- is in a category all by itself.

The systems must have an efficiency of at least 30% and a capacity of at least 0.5kW.  The tax credit is capped at up to $500 per .5 kW of power capacity, and does include the cost of installation.  Both existing homes and new construction homes qualify, but for principal residences only.  Second homes and rentals do NOT qualify.  This tax credit does not expire until December 31, 2016.

To apply for the credit, file tax form 5695 with your tax return.  Contractors should provide an itemized bill that separates out the cost of the product from the cost of the installation/labor.  Also, get a ‘Manufacturer’s Certification Statement’ for your records from the manufacturer of the products used by calling the manufacturer or searching their website (certifying that the product qualifies for the tax credit).  Please refer to your tax advisor and the following site for specifics about this program: http://bit.ly/sF5ge.

If you are looking to buy a home in Summit, Chatham, Morristown, Randolph or other nearby towns in Union, Morris, Essex and Somerset Counties, you can contact Judi Paris for advice on how these tax credits may factor into your home purchase considerations.  Judi has been awarded the National Association of REALTORS®’ (NAR) Green Designation, the only green real estate professional designation recognized by NAR.  More specifically, Judi was trained in understanding what makes a property green, helping clients evaluate the cost/benefits of green building features and practices, distinguishing between industry rating and classification systems, listing and marketing green homes and buildings, discussing the financial grants and incentives available to homeowners, and helping consumers see a property’s green potential.

Judi Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Follow me on Twitter:     @JudiParis

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Snapshot: Summit NJ Real Estate Market- January 2010

Posted in Local Real Estate Market by Judi on February 17, 2010
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Looking at the real estate market, there were more positive changes than negative in Summit, NJ this past month.

Fewer Negatives:

  • In Summit, NJ Home Sales Prices are down: The Median Sales Price of Summit NJ homes was down 37.4% from January 2010 and down 33.5% from December 2009.
  • Homes are taking longer to sell:  The average ‘days on market’ of Summit NJ homes was up 62.7% from January 2009, and up 20.1% from December 2009.

More Positives:

  • More Summit, NJ properties sold:  Summit NJ property sales were up a whopping 50% from January 2009
  • Less Summit NJ properties are available for sale:  The number of properties available for sale in Summit NJ was down 24.6% from January of last year.
  • The Summit NJ Real Estate Market is stronger than it was:  The ‘Months of Supply of Inventory’, an indicator of market strength, was lower than in both  January of ’09 and ’08.  This means that the Summit NJ Real Estate market was stronger January 2010 than that of both ’09 and ’08.
  • Homes in Summit NJ are selling closer to their original list price:  The January ‘Sales Price’ to ‘Original List Price’ Ratio of Summit NJ Homes was 92.2% in January 2010, compared to 86.7% in January 2009.

Judi Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Follow me on Twitter:     @JudiParis

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Clarification: Tax Relief Still in Effect for Mortgage Forgiveness

Posted in Overall Real Estate Market by Judi on January 31, 2010
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An important clarification for any homeowners facing the unfortunate possibility of a short sale or foreclosure: The Mortgage Forgiveness Debt Relief Act of 2007 was in fact extended through December 31st 2012 (before the 2008 elections, it had been due to expire December 31, 2009).  Without the bill, when lenders forgave any debt on a property, homeowners were normally taxed on the sum forgiven.  This bill provides tax relief to sellers whose mortgage on their primary residence was entirely or partly forgiven by their lender(s), and is limited to loan balances of $2 million or less (or $1 million for a married person filing a separate return).   Also, qualifying debt is defined as that used to buy, build, or substantially improve a principal residence, or that used to refinance any qualifying debt (but only up to the amount of the mortgage principal prior to refinancing).   More details can be found at http://bit.ly/21xuw3 http://bit.ly/JGuun.   Please consult with an accountant for specifics.

Judi Paris, Broker/Sales Associate

Coldwell Banker Realtors- Summit, NJ

(O) 908-522-3631  (C) 973-902-HOME

Visit me at:     www.BestHomeResults.com

Visit me on Twitter:     @JudiParis

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