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Buying Your First Home

Finding the right first home starts with a price range and a short list of desirable neighborhoods. But there are many other factors you’ll need to consider before investing in what may be your biggest asset.

Before You Start

  • Grab your current household budget so you can consider your financial situation and your ability to make mortgage payments.
  • Ask family and friends if they can recommend experts, like a lawyer and an inspector, who can help with the home buying process.
  • Think about your lifestyle and how it might affect your choice of home and neighborhood.
  • Do a little research on current home prices in the neighborhoods you plan to target.

Topics

  1. Buying Your First Home
  2. How Much Mortgage Can You Afford?
  3. Costs of Buying a Home
  4. Ongoing Costs
  5. Choosing a Neighborhood
  6. Finding a Broker

Buying Your First Home

Home ownership is the cornerstone of the American Dream. But before you start looking, there are a number of things you need to consider. First, you should determine what your needs are and whether owning your own home will meet those needs. Do you picture yourself mowing the lawn on Saturday, or leaving your urban condo for the beach? The best advice is to look at buying a home as a lifestyle investment, and only secondly as a financial investment.

Even if housing prices don’t continue to increase at the torrid pace seen in recent years in many areas, buying a home can be a good financial investment. Making mortgage payments forces you to save, and after 15 to 30 years you will own a substantial asset that can be converted into cash to help fund retirement or a child’s education. There are also tax benefits.

Like many other investments, however, real estate prices can fluctuate considerably. If you aren’t ready to settle down in one spot for a few years, you probably should defer buying a home until you are. If you are ready to take the plunge, you’ll need to determine how much you can spend and where you want to live.

How Much Mortgage Can You Afford?

Many mortgages today are being resold in the secondary markets. The Federal National Mortgage Association (Fannie Mae) is a government-sponsored organization that purchases mortgages from lenders and sells them to investors. Mortgages that conform to Fannie Mae’s standards may carry lower interest rates or smaller down payments. To qualify, the mortgage borrower needs to meet two ratio requirements that are industry standards.

The housing expense ratio compares basic monthly housing costs to the buyer’s gross (before taxes and other deductions) monthly income. Basic costs include monthly mortgage, insurance, and property taxes. Income includes any steady cash flow, including salary, self-employment income, pensions, child support, or alimony payments. For a conventional loan, your monthly housing cost should not exceed 28% of your monthly gross income.

The total obligations to income ratio is the percentage of all income required to service your total monthly payments. Monthly payments on student loans, installment loans, and credit card balances older than 10 months are added to basic housing costs and then divided by gross income. Your total monthly debt payments, including basic housing costs, should not exceed 36%.

Many home buyers choose to arrange financing before shopping for a home and most lenders will “prequalify” you for a certain amount. Prequalification helps you focus on homes you can afford. It also makes you a more attractive buyer and can help you negotiate a lower purchase price. Nothing is more disheartening for buyers or sellers than a deal that falls through due to a lack of financing.

In addition to qualifying for a mortgage, you will probably need a down payment. The 28% to 36% debt ratios assume a 10% down payment. In practice, down payment requirements vary from more than 20% to as low as 0% for some Veterans Administration (VA) loans. Down payments greater than 20% generally buy a better rate. Lowering the down payment increases leverage (the opportunity to make a profit using borrowed money) but also increases monthly payments.

How Much Home Can You Afford?

Bob and Janet’s combined income is $50,000 a year, or $4,166 a month. Their housing expense ratio of 28% yields a monthly maximum of $1,166 for mortgage, insurance, and taxes ($4,166 x 0.28 = $1,166).

Their total debt ceiling of 36% is $1,583 (4,166 x 0.36 = $1,500). Their monthly debt payments include a $200 car payment, credit card payments of $100, and student loan payments of $200. Subtracting this total of $500 from the $1,500 permitted leaves $1,000 in monthly housing payments.

Costs of Buying a Home

Many home buyers are surprised (shocked might be a better word) to find that a down payment is not the only cash requirement. A home inspection can cost $200 or more. Closing costs may include loan origination fees, up-front “points” (prepaid interest), application fees, appraisal fee, survey, title search and title insurance, first month’s homeowners insurance, recording fees and attorney’s fees. In many locales, transfer taxes are assessed. Finally, adjustments for heating oil or property taxes already paid by the sellers will be included in your final costs. All this will probably add up to be between 3% and 8% of your purchase price.

Ongoing Costs

In addition to mortgage payments, there are other costs associated with home ownership. Utilities, heat, property taxes, repairs, insurance, services such as trash or snow removal, landscaping, assessments, and replacement of appliances are the major costs incurred. Make sure you understand how much you are willing and able to spend on such items.

Condominiums may not have the same costs as a house, but they do have association fees. Older homes are often less expensive to buy, but repairs may be greater than those in a newer home. When looking for a home, be sure to check the actual expenses of the previous owners, or expenses for a comparable home in the neighborhood.

Choosing a Neighborhood

Before you start looking at homes, look at neighborhoods. Schools and other services play a large part in making a neighborhood attractive. Even if you don’t have children, your future buyer may. Crime rates, taxes, transportation, and town services are other things to look at. Finally, learn the local zoning laws. A new pizza shop next door might alter your property’s future value. On the other hand, you may want to run a business out of your home.

Look for a neighborhood where prices are increasing. As the prices of the better homes increase, values of the lesser homes may rise as well. If you find a less expensive home in a good neighborhood, make sure you factor in the cost of repairs or upgrades that such a house may need.

Finding a Broker

If you are a first-time home buyer, you will probably want to work with a broker. Brokers know the market and can be a valuable source of information concerning the home buying process. Ask lots of questions, but remember that most brokers are working for the seller, and in the end, their primary obligation is to the seller and not to you. An alternative is a so-called buyer’s broker. This individual does work for you, and therefore is paid by you. Seller’s brokers are paid by the seller.

Make sure that the broker has access to the Multiple Listing Service (MLS). This service lists all the properties for sale by most major brokers across the country. Brokerage commissions average 5% to 7% and are split between the listing broker and the broker that eventually sells the home. Don’t be surprised if your broker is eager to sell you their own listing since they would then earn the entire commission.

Home Buying Costs
Down Payment 0% – 20% of purchase price
Home Inspection $200 – $500
Points $1,000 and up for 1% – 3%
Adjustments 3% – 8% of purchase price

Once you’ve determined a price range and location, you’re ready to look at individual homes. Remember that much of a home’s value is derived from the values of those surrounding it. Since the average residency in a house is seven years, consider the qualities that will be attractive to future buyers as well as those attractive to you.

Although it can be difficult, try to remember that you will probably want to sell this home someday. The more research you do today, the better your decision will look in the years to come.

Summary

  • Buying a home can mean building significant value through the years.
  • Think carefully about how much you can afford to spend and consider borrowing guidelines like those used by Fannie Mae.
  • Prequalifying with your lender is a good way to determine how much house you can afford.
  • You will need cash for a down payment and closing costs. Generally speaking, the higher the down payment, the lower the interest rate and monthly mortgage payment.
  • In addition to your mortgage payments, you will also need to consider the other costs of home ownership.
  • Schools, taxes, services, crime rates, transportation, and zoning are important considerations when selecting a neighborhood.
  • Brokers usually represent the seller, but they can be valuable sources of information for buyers as well. A broker that belongs to the Multiple Listing Service will be able to offer a wider variety of homes to choose from.
  • Remember to consider resalability when buying your home.

Checklist

  • Update your household budget so you can begin to realistically assess how much home you can afford. Be sure to factor in all your monthly income and all the expenses that may come with a home.
  • Add up any savings you could use toward a down payment, and decide whether you need to save more before you start house shopping.
  • Start talking to lenders about your options for prequalification and preapproval.

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The Best Places in the U.S. for College Students

Cost of living, career prospects should factor into school decision

When Dan Sharpe was looking at colleges during his senior year in high school, his search led him back to his home town near Columbus, Ohio.

Sharpe, who graduated from Ohio Wesleyan University a few years ago, also looked at East Coast schools but found their cost of living daunting. After two college internships, one of them in the Columbus area, he landed a job as a project manager with the non-profit Columbus Foundation after graduation.

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Today, he lives in a spacious loft apartment in the city’s fashionable Brewery District for under $600 a month. Staying in the area during and after college “allowed me to take advantage of lots of internship options and keep my living costs reasonable,” he said.

Tuition, curriculum, and financial aid packages often top the list of considerations for high-school seniors anxiously awaiting college acceptances.

But as Sharpe’s experience shows, location can have a huge impact on college living costs, internships, and post-graduation employment.

“I’ve talked to hundreds of seniors in college who have told me that they didn’t realize how important college location was until they got to school. But it should be one of the top considerations for students and parents,” said Todd Hoffman, a college researcher and consultant who quantifies the comparative merits of various college locations with his brainchild, the College Destinations Index.

Head of the Class

Using 12 measures, the index, published by the American Institute for Economic Research, analyzes data from more than 290 cities and college towns to identify 75 of the best places in America to go to school. It includes financial considerations, such as cost of living, job opportunities, and earning potential, as well as other factors such as student diversity and the availability of cultural and leisure activities.

The top 75 locations range from college towns with less than 250,000 people to major cities with populations greater than 2.5 million.

Big-city picks include Boston, New York, and San Francisco. Students who decide to live off-campus can expect to pay about $1,300 a month for a two-bedroom apartment in Boston and almost $1,500 in San Francisco — about twice what they would pay in Cleveland or St. Louis. Assuming two students shared the apartment, the cost difference between the expensive and cheaper locations for each of them would amount to several thousand dollars a year.

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Despite their pricey profiles, these big cities rank highly because they offer many internship opportunities that are not available in other parts of the country. For students, the question is whether those opportunities will translate into jobs down the road.

“In a competitive job market, employers view internships as something that sets students apart and makes them more marketable,” Hoffman said.

“You’re not going to have as many of those opportunities in rural settings, even if you are attending a great college or university,” he added.

Post-Graduate Plans

High-cost cities also tend to have a high per-capita income, which can translate into higher starting salaries for students who decide to stay after graduation.

Of course, if major cities aren’t to your liking, there are plenty of great college destinations in smaller cities or college towns.

The Columbus, Ohio area, where Sharpe attended college, serves as a headquarters location for internship-rich companies such as Nationwide Insurance, Abercrombie & Fitch, The Limited and Bob Evans, and two-bedroom apartments can be had for under $700 a month.

Prospective students should also consider how career plans fit into a college location. Those contemplating a career in technology will probably have more success finding internships and employment in a place with a strong industry presence such as Boston or the San Francisco Bay Area, for example, while someone considering a career in public service might gravitate to a school near a state capital or in Washington, D.C.

Even an area’s real estate values can factor into a location decision. Hoffman said that with property prices at depressed levels, he’s seeing more parents buy a house or condominium, then rent the property to a child and his or her roommates and perhaps even pay the child to manage the property.

The strategy typically works best in areas such as Cleveland where real estate costs are reasonable compared to the price of on-campus housing. Despite the risk of declining property values — parents who bought at the height of the real estate boom may now be regretting the decision — becoming a child’s temporary landlord could save thousands of dollars in living costs in stable or rising markets.

The CDI’s usefulness goes beyond students, since favorable financial characteristics and amenities that create great college locations can also make the areas prime destinations for retirees, tourists, or people thinking about relocation.

Said Hoffman: “Great college destinations are also often great all-around place to be.”

Marla Brill is a Scottsdale, Ariz.-based freelance writer.

Read on for the lists of best college destinations

Copyrighted, MarketWatch. All rights reserved. Republication or redistribution of MarketWatch content is expressly prohibited without the prior written consent of MarketWatch. MarketWatch shall not be liable for any errors or delays in the content, or for any actions taken in reliance thereon.

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PepsiCo 4Q profit falls 43 pct on dollar, charges

Pepsi drinks on display at JJ&F Market in Palo Alto, Calif., Monday, Feb. 9, AP – Pepsi drinks on display at JJ&F Market in Palo Alto, Calif., Monday, Feb. 9, 2009. PepsiCo, the world’s … NEW YORK – PepsiCo Inc., the global snacks and soda maker, said Friday that its fourth-quarter profit fell 43 percent as the stronger dollar shrunk profits and it took big restructuring charges. But its adjusted results met analyst expectations.

The world’s second-biggest beverage maker after Coca-Cola Co. earned $719 million, or 46 cents per share, down from $1.26 billion, or 77 cents per share, a year earlier.

Excluding restructuring and other one-time items, the seller of Pepsi, Gatorade and Tropicana earned $1.39 billion, or 88 cents per share. That matched a consensus estimate from analysts polled by Thomson Reuters.

PepsiCo, which owns Frito-Lay and brands such as Doritos and Sun Chips, said revenue climbed 3 percent to $12.73 billion from $12.35 billion. Analysts had expected $12.8 billion.

Like other global consumer products makers, PepsiCo and Coca-Cola have struggled as the dollar’s value has risen against other currencies since last fall. Companies that do significant business overseas suffer when the dollar strengthens because their overseas sales and operations in other currencies then translate into fewer dollars.

Atlanta-based Coca-Cola said Thursday in reporting its fourth-quarter results that it was also hurt by a stronger dollar and write-downs at its biggest bottler. While its global sales volume rose 4 percent, its quarterly profit fell 18 percent and the stronger dollar took 9 percent off its operating income.

At Purchase, N.Y.-based PepsiCo, the dollar’s strength hurt operating income by 5 cents per share.

If the dollar maintains its current strength, adjusted profit could be 8 percentage points lower in 2009, PepsiCo predicted. The company certainly expects to feel an impact from foreign exchange, said Chief Financial Officer Richard Goodman said.

“It’s so hard to actually predict what currencies are going to be,” Goodman told The Associated Press. “The volatility is enormous.”

During the quarter, PepsiCo took a pretax restructuring cost of $543 million for layoffs and the shuttering of six plants, as well as a $227 million reduction in the value of commodity hedges it has made.

PepsiCo has laid off 3,500 employees and closed six plants as part of an effort to cut $1.2 billion in costs by 2011. Goodman said no more job cuts were planned, but it “depends on how the economy progresses.”

Chief Executive Indra Nooyi told investors on a conference call that PepsiCo was “cautiously optimistic about 2009.”

Shares rose 57 cents, or 1.1 percent, to close at $52.57.

The company predicts that the first half of the year, especially the first quarter, will have the hardest year-over-year comparisons because of commodity costs and the stronger dollar.

At PepsiCo Americas Foods, revenue climbed 5 percent, while Frito-Lay North America reported 7 percent sales growth. Quaker Foods North America revenue grew 2 percent and Latin America Foods’ sales edged up 1 percent.

PepsiCo Americas Beverages posted a 10 percent sales decline as the North American soft drink industry saw its first year-over year sales decline. PepsiCo has launched a new marketing campaign to bring consumers back to soft drinks such as signature Pepsi, Sierra Mist and Mountain Dew. The promotional push includes a new Pepsi logo, more ads in public spaces and a new 16-ounce soda can to be sold for 99 cents.

For the full year, PepsiCo’s profit fell 9 percent to $5.14 billion, or $3.21 per share, from $5.66 billion, or $3.41 per share, in the prior year. Adjusted earnings were $5.89 billion, or $3.68 per share. Annual revenue rose 10 percent to $43.25 billion.

___

AP Business Writer Michelle Chapman contributed to this report.

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Japan’s economy slumps as global gloom spreads

TOKYO (Reuters) – Japan sank deeper into recession with its worst quarterly contraction since the oil crisis in the 1970s, its reliance on exports and soft domestic demand dragging down the world’s second-largest economy.

Hillary Clinton, in Tokyo on her first trip abroad as U.S. secretary of state, said Asia and the United States must fight the global crisis together.

The U.S.-Japanese relationship was founded on a “commitment to our shared security and prosperity, but we also know that we have to work together to address the global financial crisis,” she said.

The grim Japanese figures, coupled with disappointment over the lack of coordinated action from the G7 and worries about bank rescue plans, pushed down European shares by 1.4 percent in thin trade, with U.S. markets closed and lighter UK volumes due to holidays. [nLG79960]

U.S. oil prices dipped below $37 a barrel as the raft of gloomy economic data underscored falling oil demand worldwide. Oil prices have dropped by more than 70 percent from their peak at almost $150 per barrel last year.

The pessimism extended to Latin America. At midday, Mexico’s peso weakened 0.65 percent as appetite for riskier emerging market assets waned. Brazilian stocks and currency declined in thin trade as investors awaited details on a U.S. government economic plan.

In Canada, factory shipments sank a record 8 percent in December from a month earlier, far steeper than analysts had projected, boosting predictions that the central bank would once again trim interest rates.

In Rome, G7 financial leaders, fearing a 1930s-style resurgence in protectionism, pledged at the weekend to do all they could to fight recession.

“The outlook for the global and euro area economy in 2009 appears dismal,” said European Central Bank Governing Council member George Provopoulos. “The current crisis is the biggest since the 1930s and exiting from it will not be easy or quick.”

At the Italian parliament, U.S. House Speaker Nancy Pelosi defended the United States against accusations of protectionism, following concerns about a “Buy American” provision in the U.S. economic stimulus plan.

“Somewhere in the mix of things, someone has decided that America has become, is becoming, more protectionist. I don’t think that is the case,” she said.

In the United States, President Barack Obama will sign on Tuesday the $787 billion stimulus package which is hoped will save or create 3.5 million jobs.

FURTHER ACTION

The Bank of England said it would probably have to take further action to boost Britain’s waning economy but recovery could start later in the year.

“A sharp contraction in activity, both here and abroad, is already baked into the cake for the first half of this year,” Deputy Governor Charles Bean said.

Falling demand forced German car maker BMW to announce it was shedding 850 jobs and cutting back production of the Mini at its factory near Oxford.

European Central Bank President Jean-Claude Trichet warned policymakers they must avoid sowing the seeds of future crises in their efforts to revive economies.

Decisions made today should “not lay the ground for similar disorder in the future,” he told European parliamentarians.

In India, the government said spending may have to rise sharply this year to shield the economy from the global credit crunch. The announcement in an interim budget worried investors, and credit rating agency Standard & Poor’s said it planned to review the country’s domestic debt rating.

Singapore Airlines said it planned to cut capacity by 11 percent in the year from April amid waning travel and cargo demand.

The German government is considering emergency measures to rescue the stricken bank Hypo Real Estate, whose shares have fallen by 97 percent over the last 18 months.

In Europe, the Czech Republic approved an economic stimulus package, Hungary announced plans to reform its tax code to help boost the economy, and Bulgaria said its economic growth nearly halved in last year’s fourth quarter.

The widening economic crisis in Russia has sparked a wave of violent crime in Moscow that started last month, said the city’s chief prosecutor.

GLOBAL CRISIS

Even though Japan has been relatively insulated from the collapse of the U.S. credit and housing markets that precipitated the global downturn, Economics Minister Kaoru Yosano said his country faced its worst economic crisis since World War Two.

With demand for its cars and electronics waning, an unprecedented slump in exports saw Japan’s economy shrink by 3.3 percent in the fourth quarter of 2008, or an annual rate of 12.7 percent, marking three straight quarters of contraction and its worst result since the first oil crisis in 1974.

Japanese investors had largely factored in a big fall in GDP, limiting losses after the data was released.

The Nikkei share average fell 0.4 percent. But the yen rose against other major currencies after the G7 financial chiefs made no specific mention of the strength of the Japanese currency.

Adding to the Japanese government’s woes, Finance Minister Shoichi Nakagawa faced calls for his resignation after denying he was drunk at a G7 news conference. He said he had taken too much cough medicine.

In the United States, administration officials said President Obama would form a task force to oversee the restructuring of the ailing U.S. auto industry.

General Motors Corp and Chrysler LLC are due to submit new turnaround plans by Tuesday showing they can be made viable again after receiving $13.4 billion in emergency aid last year.

Negotiators for GM and the United Auto Workers union were making progress in talks aimed at trimming the automaker’s costs and debt, a person familiar with the matter told Reuters. GM wants concessions from the union and debt holders as required under the terms of the government aid package.

(Additional reporting by Sumeet Desai in Rome, Elaine Lees in Tokyo, Martha Graybow in New York, Kevin Krolicki in Detroit, and Reuters bureau around the world; Writing by Giles Elgood; Editing by Jon Boyle and Matthew Lewis)

 

By Yuzo Saeki

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