Distressed homeowners no longer have to pay California state income tax on debt forgiven in a short sale, foreclosure, or loan modification.  Enacted into law yesterday, Senate Bill 401 generally aligns California’s tax treatment of mortgage debt relief income with federal law.  For debt forgiven on a loan secured by a “qualified principal residence,” borrowers will now be exempt from both federal and state income tax consequences.  The existing federal exemption is for indebtedness up to $2 million, whereas the new California exemption is for indebtedness up to $800,000 and forgiven debt up to $500,000.

“Qualified principal residence” indebtedness is defined as debt incurred in acquiring, constructing, or substantially improving a principal residence.  It includes both first and second trust deeds.  It also includes a refinance loan to the extent the funds were used to payoff a previous loan that would have qualified.

The tax breaks apply to debts discharged from 2009 through 2012.  Californians who have already filed their 2009 tax returns may claim the exemption by filing a Form 540X amendment.
 
Taxpayers who do not qualify for the above exemptions (e.g., second home or rental property) may nevertheless be exempt under other provisions.  Most notably, taxpayers who are bankrupt are exempt from debt relief income tax.  Also, taxpayers who are insolvent are exempt from debt relief income tax to the extent their current liabilities exceed current assets.

(Source: California Association of Realtors)

Please contact me with any questions you may have about short sales or foreclosures or about how this new law may impact you.

The Federal Reserve has been purchasing mortgage-backed securities guaranteed by Fannie Mae and Freddie Mac since early last year.  The purchase program has helped maintain low interest rates for borrowers.  As planned, the Fed this week announced it will stop purchasing these securities at the end of this month.  Many analysts anticipate this will result in a slight rise in rates by year’s end.

 Interest rates have hovered at or near historic lows for much of the past 18 months, resulting in lower payments for many borrowers.  With the Fed discontinuing its purchase program, some analysts believe a rise in interest rates could range from 0.25 percent to as much as 1 percent by the end of 2010.

The federal tax credit for home buyers also is scheduled to end April 30.  The tax credit combined with the expectation interest rates will increase has created a sense of urgency for many home buyers.  In fact, 23 percent of California home buyers purchased a home in 2009 due to the perception that interest rates will rise and they would be priced out of the market, according to C.A.R.’s 2009 Survey of California Home Buyers.

Rising interest rates will have an effect on home buyers.  For example, a qualified couple with a combined pretax income of $100,000 per year and debt obligations (excluding mortgage) of $500 who receive a mortgage rate of 5 percent could qualify for a loan of up to $590,000, assuming a 20 percent down payment.  If the interest rate were to rise to 6 percent, as analysts at Barclays Capital predict, the same couple could only qualify for a mortgage of $540,000.

Source: Caliifornia Association of Realtors and the Wall Street Journal

Despite a large number of foreclosures, lower rates of new construction, and a 41 percent decline in the median price of single-family, existing homes, there are signs that California’s housing market may be coming back to life.

Foreclosures have helped lower prices and increase affordability. During the fourth quarter of 2008, 59 percent of the state’s first-time home buyers could afford to purchase an entry-level home in California. The favorable prices also are helping potential home buyers get off the fence. Sales of existing, single-family homes rose 81 percent in February.

The director of Harvard’s Joint Center for Housing Studies predicts continued price declines in California, but at a slower rate, which generally indicates the end of price drops. One measure used to judge market trends is price per square foot. In Long Beach for example, the price per square foot increased 5 percent in February.  

The surge in sales has resulted in a drop in unsold inventory. California Association of Real Estate’s Unsold Inventory Index stood at 6.5 months in February, compared with 15.3 months in February 2008. According to C.A.R. Chief Economist, Leslie Appleton-Young, a normal market is having a six- to seven-month supply of homes. California’s inventory now compares favorably with the rest of the nation, where there’s a 9.7 month supply of homes on the market.

Pleasanton specifically saw an uptick in sales in March and that postive sales trend has continued into April.

The California Association of Realtors, or C.A.R, announced it has launched a new program on April 2nd designed to provide peace of mind to first-time buyers who are hesitant to enter the housing market due to concerns about potential job loss, and subsequently being unable to meet their monthly mortgage obligations.

Through the C.A.R. Housing Affordability Fund Mortgage Protection Program (C.A.R.H.A.F. MPP), first-time home buyers who lose their jobs due to layoffs may be eligible to receive up to $1,500 per month for up to six months to help make their mortgage payments. A qualified co-buyer also can participate in the program, for a reduced monthly benefit of $750 per month for up to six months in the event of a job loss. Program benefits also include coverage for accidental disability and a $10,000 death benefit. C.A.R.’s Housing Affordability Fund is dedicating $1 million to the program this year, and estimates that as many as 3,000 families will benefit from the program throughout 2009.

To qualify for the Mortgage Protection Program, applicants must:
. Be a first-time home buyer - someone who has not owned a home in the last three years
. Open escrow April 2, 2009, or later, and close on or before Dec. 31, 2009
. Use a California REALTOR® in the transaction
. Purchase the property in California
. Be a W-2 employee (cannot be self-employed or military personnel)

First-time home buyers must request an application for the H.A.F. Mortgage Protection Program from their REALTOR®. For applications and other information on this exciting new program, go to www.car.org/aboutus/hafmainpage/ or contact Monica Rodriguez at (213) 739-8380 or monicar@car.org.

The Mortgage Protection Program is a proactive approach by C.A.R. to address consumers’ concerns about the real estate market and their ability to make their mortgage payments should they loose their jobs. There is no cost to participate in the program.

The quality of schools is a very important consideration for many buyers. Pleasanton schools are some of the best in the East Bay and have been a strong factor in the decision for many buyers to settle their family in Pleasanton specifically.

Rich Hinke, the superintendent of Dublin Unified Schools, spoke recently at a meeting of Keller Williams Realtors, and reported that Dublin schools match the quality of Pleasanton schools. This factor, along with a lower price point for housing, may be a compelling reason to purchase your next home in Dublin.

Here are some key point’s from Rich’s presentation:

The East Bay has the highest API scores in California. Generally speaking an API score of 800 is high. Dublin has a score of 840.

The standards for Dublin schools have been raised to meet California State standards,with requirements for 4 years of English, 3 years of math, 3 years of science with 2 labs, and two years of foreign language.

Green Elementary in Dublin Ranch opened several years ago, followed by Fallon Middle School, and in 2011 another Dublin Ranch school will open in the Sorrento development.

Dublin’s classroom size is the same as Pleasanton’s, with 325 teachers and 30 administrators in DUSD.

Dublin’s population is growing at the rate of 3% per year, the equivalent of 200 students. To keep pace with this growth, a $184 million renovation bond was passed which will allow the high school to double in size and grow from 1400 students to 2500 students. $10 million of that bond money will be spent on technology upgrades.

Click here to visit Dublin Unified Schools website.

Click here to visit Pleasanton Unified Schools website.

Click here to visit the Great Schools website where you can research schools and read reviews from parents.

Want to see homes currently available in Dublin? Contact us or click here to go to our homes search page.