2011 Homeownership Programs
description
Transcript of 2011 Homeownership Programs
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2011 Homeownership
Programs
Ohio Housing Finance Agency
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First-Time Homebuyer Program
Who is Eligible?
1. Actual first-time homebuyers
2. Buyers who have not had an ownership interest in a principle residence within the last 3 years
3. Anyone buying in a “Target Area” (this includes previous homeowners )
4. Veterans
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Who Invests in OHFA Bonds?
INSURANCE COMPANIES
FINANCIAL INSTITUTIONS
BOND FUNDS
MONEY MARKET FUNDS
TRUST ACCOUNTS
INDIVIDUALS
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LOAN PROGRAMS
• Mortgage Revenue Bond (MRB)
• Government Loans (FHA, 203k, VA, USDA-RD)
• Conventional Loans
• Financial Assistance Options• 2.5% Down payment Assistance Grant• Grants for Grads Second Mortgage
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LOAN PROGRAMSProgram details:
• 30-year fixed rate loans*• Owner occupied, primary residence• Multifamily dwellings
– 1 to 4 unit• Non-traditional credit permitted • Acreage limits
– 2 acre limit within a municipal corporation– 5 acre limit outside a municipal corporation
(Documented exceptions considered)•
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LOAN PROGRAMSProgram details:
Home purchase options: Existing Modular Manufactured Spec homes New Construction
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LOAN PROGRAMSProgram details:
Home purchase options:• Manufactured Homes:
– Must be attached to the foundation– No transportation apparatus– Titled as Real Property–(Not through Bureau of Motor Vehicles)
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LOAN PROGRAMSProgram details:
Home purchase options:• Spec homes• New Construction
– 90% complete– Certificate of occupancy issued– Owner must occupy within 60 days of closing
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LOAN PROGRAMSOhio Heroes program
.25% Rate Reduction on current rate for:
• Active Military• Veterans• Law Enforcement • Public Safety • Teachers• Healthcare
• Full Time employment* • State license or Certification
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LOAN PROGRAMS
• 203 K & Streamline loans available
• Housing Choice Vouchers (aka: Sec 8)
Other Government Loans:
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LOAN PROGRAMS
OHFA Credit Score Requirements:
600 without OHFA financial assistance
620 with OHFA financial assistance
Credit Scores:
2007 average = 690
2009 average = 650
2010 average = 665
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Sources of Household Income
All Income from all adults
(18 years and older) living in the home
Social Security Medicaid
Food StampsUnemployment
VA benefits
Child SupportAlimony
InheritanceInsurance policiesLottery winnings
Wages, Tips &Overtime
Income from Partnerships
Business profits
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OHFA Assistance Grant
• Grant equal to 2.5% of purchase price• Interest rate is .5% higher than unassisted
mortgage rate. • Used for down payment or closing costs.• No requirement for repayment.• Homebuyer Education required
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Target Area
• A HUD-designated economically distressed area • Most counties have target and non-target areas• Income and purchase price limits are higher in
target areas• Do not have to be a “first-time” homebuyer
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Federal Recapture Tax
• IRS regulation• Recapture Tax not just for real estate• IRS Publication 523, Form 8828• Must meet requirements for recapture tax
to apply
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Federal Recapture TaxWhen does recapture apply?
1. The home is sold or otherwise disposed of within the first 9 years of ownership.
AND
2. The home is sold at a profit.
AND
3. The homeowner’s income at the time of sale exceeds the adjusted qualifying income. (adjusted up apx. 5% per year.)
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0.00
1.00
2.00
3.00
4.00
5.00
6.00
7.00
%Percentage per
Year
Recapture Tax Chart
1 2 3 4 5 6 7 8 9 Years of Ownership
Federal Recapture Tax
Maximum 6.25% of net profit
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Federal Recapture Tax
OHFA Recapture Reimbursement Program
OHFA will reimburse homebuyers for the full amount of recapture tax paid to the IRS on loans closed on or after March 1, 2006.
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Federal Recapture Tax
What if. . . Sales price $ 125,000Purchase price - $ 105,000Gross profit = $ 20,0006% Real estate commission - $ 7,500Net profit = $ 12,500
X 6.25%Recapture tax = $ 781.25
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Ohio Housing Finance Agency
Mortgage Credit Certificate (MCC) Program
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Current Guidelines
• $2000 Maximum mortgage interest credit per year
• Borrower must owe taxes to the IRS at
the end of each year after credits and deductions.
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Current Guidelines
Annual tax credit rates:– (20%) Credit for non-target areas– (25%) Credit for target areas– (30%) Real estate owned (REO)
• Credit is valid for each year of homeownership
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Current Guidelines
Applicants Must:
• Use an OHFA participating lender
• Qualify under the current First-Time Homebuyer Program guidelines
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Current Guidelines
MCC Program Exceptions Ownership status of borrower*• If the applicant has owned a mobile home in the past
regardless of how it was titled, (BMV or as real property) the applicant is considered to be a homeowner and is not eligible for the MCC program unless purchasing in a Target area.
• One-unit single family home purchases
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Current Guidelines
Two options for credit:
• End of the year tax credit
• Adjusting W-4 withholding
Buyers are strongly encouraged to consult a tax professional for advice on claiming the credit.
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Current Guidelines
Lenders:• Must be able to originate, underwrite, close & fund
loans• Will combine with their own loan product• Must use a “fixed rate” loan product• May permit borrower to buy-down the interest rate
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Current Guidelines
Rate cannot be 100 basis points or more above the current Freddie Mac Primary Mortgage Market Survey (PMMS)
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Federal Recapture Tax
OHFA will reimburse homebuyers
for the full amount of recapture tax
paid to the IRS on loans closed on or
after March 1, 2006.
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Reservation & CommitmentTimeline
Type: Reservation Commitment
Existing 60 days 30 days
New 90 days 60 days
REO 120 days 90 days
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Issuance
Lender Receives:– MCC certification
letter – lender duties– Copy of Certificate
Borrower Receives– Congratulatory letter– How to claim credit– OHFA and IRS websites– Original MCC document
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Reissuance
If Borrower Refinances:• One year to request new certificate• Must be reissued to original holder(s)
– MCC credit non-transferable• Original Certificate becomes void• MCC credit percentage will not change• Review IRS Publication 530
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MCC Exercise
If the first year of interest on a $100,000 loan is $6,467.09, how much credit would the borrower be able to claim the first year?
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MCC Example
$6467.09 $1293.42
Annual Interest x % = yearly credit
20%
25%
30%
$1616.77
$1940.13
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Ohio Housing Finance Agency
Grants for Grads
Second Mortgage
Program
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Grants for Grads Second Mortgage
• Purpose of Program:– Offer financial incentive to recent college
graduates toward the purchase of a home in Ohio.
– Encourage Ohio residents to return to or stay in Ohio.
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Grants for Grads Second Mortgage
The Grants For Grads Program provides down
payment assistance equal to 2.5% of the home
purchase price in the form of a forgivable second
mortgage.
CURRENT MORTGAGE RATE: 4.50%
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Grants for Grads Second Mortgage
Homebuyer Qualifications: • Follow First Time Homebuyer Guidelines• Single family home purchases only• Primary residence of borrower• Borrower must occupy home within 60 days of
closing
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Homebuyer Qualifications
• Ohio Resident at time of High School Graduation,
Graduate from an Ohio High School or
Proof of parent’s residency at time of high school graduation
• GED not eligible at this time• Graduate from any accredited college or
university
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Homebuyer Qualifications
• College Graduation:• Receive one of the following degrees within the 18
months from a college or university:
- associate
- bachelors
- masters
- doctoral• Proof of graduation
- Diploma from high school and college/university
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Grants for Grads Second Mortgage
What about a degree from a “Technical College”?
The Ohio Board of Regents has determined that a degree from an approved Technical College is equal to an associates degree.
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Grants for Grads Second Mortgage
Program details:
• Interest rate is same as OHFA unassisted Rate (currently 4.50%)
• Homebuyer Education required• Income limit is 140% of area median income• Program cannot be combined with other OHFA
down payment programs or Ohio Heroes.
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Grants for Grads Second Mortgage Repayment
• Repayment of second mortgage required if:
-borrower moves out of Ohio within first five years.
• Repayment of second mortgage is not required if:
-borrower sells the house but stays in Ohio.
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Ohio Housing Finance Agency
Homebuyer Education Program
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OHFA Homebuyer Education
Purpose:
• Educate borrowers about the home buying process
• Provide additional educational resources to improve chances of success as a homeowner.
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OHFA Homebuyer Education
Who is required to use Homebuyer education?
OHFA borrowers requesting additional financial assistance from OHFA.
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OHFA Homebuyer Education
Process:
• Borrower should have a loan reserved with OHFA
• Access the OHFA website and review and complete the required documents
– Homebuyer Guide
– 25 question test
– Budget worksheet
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OHFA Homebuyer Education
Two options:
• Courses offered through HUD-approved housing counseling agencies
-OR-
• OHFA Streamlined education program
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OHFA Homebuyer Education
33 HUD approved Counseling Agencies:• Available for all 88 counties• Counselor will complete counseling and send
certificate to OHFA • OHFA will upload the certificate and notify lender
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OHFA Homebuyer Education
OHFA Streamline Education:• Borrower sends test and budget to OHFA• OHFA one-hour telephone counseling session
with buyer• OHFA will upload the certificate and notify lender• $75 fee to borrower
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Ohio Housing Finance Agency
New Home Sweet Home Program
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Ohio Housing Finance Agency
Purpose:
To provide qualified homebuyers the same opportunity to secure a low-interest OHFA loan for a “new-construction” home to be built.
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Ohio Housing Finance Agency
• Program follows First Time Homebuyer Program guidelines• Qualified borrowers are eligible for 2.5% Assistance Grant• Lender reserves loan with OHFA and performs underwriting• Interest rate is “locked” at time of reservation • Interest rate is .25% higher than unassisted rate (currently
4.50%)• Interest rate is locked throughout the building process
Details:
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Ohio Housing Finance Agency
Additional requirements:• Single family property construction only• Builder has 180 days total: 150 days to complete
construction; 30 days to close• Homebuyer education required• Additional information on OHFA website:
www.ohiohome.org
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OHFA Conference
Ohio Housing Conference November 29- December 1, 2011
Columbus Convention Center
Sponsored by:The Ohio Housing Finance Agency (OHFA)
& The Ohio Capital Corporation for Housing (OCCH)
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Ohio Housing Finance Agency
Questions?