Danielle Lazier

FHA Home Buying & San Francisco FHA Approved Condos

I haven’t mentioned FHA home loans for San Francisco real estate in a while but after receiving two emails last week from prospective first time home buyers curious about using a FHA loan to buy their first home, I thought it might be a good time for a refresher.

What’s a FHA Home Loan?

FHA is the Federal Housing Authority, under jurisdiction of HUD – Housing & Urban Development. What they do is provide insurance for lenders to give borrowers home loans at reduced down payment and credit score levels.

From HUD’s website:

The Federal Housing Administration, generally known as “FHA”, provides mortgage insurance on loans made by FHA-approved lenders throughout the United States and its territories. FHA insures mortgages on single family and multifamily homes including manufactured homes and hospitals. It is the largest insurer of mortgages in the world, insuring over 34 million properties since its inception in 1934.

They don’t actually lend the money. You go to a regular bank or lender that is approved by the FHA. For example, BofA, Wells Fargo, Guarantee Mortgage, & First Capital Group are local San Francisco home loan options for FHA.

Why Get a FHA Home Loan?

The most common reason a buyer would choose a FHA loan over a conventional mortgage is the lower down payment requirement. You can buy a home with as low as 3.5% down payment vs. the typical 20% down for a conventional loan. Of course, there are great 10% & 15% down payment options from conventional lenders now available. They briefly went away during the financial crisis but are back.

In San Francisco, the real estate market has really picked up. Multiple offers are again commonplace and prices are on the rise. You may feel that the real estate will appreciate faster than your savings account and you want to buy your starter home before you are priced out of the market.

As a new client said to me yesterday, “I’m already paying sky-high San Francisco rents and feel comfortable with the payments. The mortgage payment even with the insurance isn’t going to be much different. And then, I get tax savings, home equity appreciation, and the pride of being a homeowner in this expensive city.”

The other reason you might choose a FHA home loan is because your credit is less than stellar. You still need to qualify – have a job, have some reserves, be able to afford the payments – but you can get away with more blemishes on your record and a lower FICO score.

Another bonus is that FHA allows non-occupant co-borrowers, meaning that you can buy with the help of someone (say Mom or Dad) who is not going to live in the property but in order to qualify, you need to include their income, credit, or money.

What’s the Downside?

First, you will pay FHA mortgage insurance which becomes an added closing cost and monthly payment. FHA is insuring your lender for your lack of a full 20% down payment so, of course, they expect you to pay for it! Keep in mind, that you will have mortgage insurance for any loan with less than 20% down, for example, with one of those cool 10% down loan I mentioned earlier.

Second, there is a maximum loan amount dictated by FHA. In San Francisco, you can borrow up to $729,500 for a single family home and $934,200 for a duplex. Here is a complete list of FHA loan limits for California by County. Your purchase price is the loan amount plus your down payment. As you can imagine, this eliminates a lot of our housing stock. Yet, there are many places you can buy and we have helped dozens of FHA home buyers in recent years.

Third, the property you buy must be FHA-approved. This is easy if you plan to buy a single family home and a bit more challenging for a condo. All single family homes should qualify unless they are really intense fixer-uppers. (Though FHA does have a fix-up loan product.) With condos, it’s a bit trickier. It’s the building’s HOA – Home Owner Association – that must qualify, meaning it’s the building rather than the individual unit. Many newer construction buildings through San Francisco neighborhoods like Mission Dolores, South Beach, South of Market, and more are FHA-approved as are some smaller buildings.

Which Condos are FHA-Approved?

For a quick and dirty peek at currently FHA approved San Francisco condos, check out HUD’s website. But keep in mind, that this list is not all-inclusive. If you align yourself with a FHA savvy lender and Realtor, we can help walk you through the process and your best options.

Happy house hunting!

-DL

Tags: fha

ABC, it’s as easy as 123. Why you really need to get off your iPad and buy a home in San Francisco – now.

Yes, I am a Realtor so I am biased. Duh. But, honestly, folks. If you have stable employment and some savings (minimal needed for a FHA home purchase), and you’ve been considering the idea of buying your own home in San Francisco or San Mateo County, now really is the time.

Here’s why.

1. Last night during an initial consultation with intelligent, thoughtful first time buyers, I was told, “Listen, Danielle. This is the best time I’ve seen for a buyer in the San Francisco market in a REALLY long time, as in since the 1990s.” Amen, brother.
2. The CA Home Buyer Tax Credit for up to $10,000 signed into law today. Last year, the CA tax credit disappeared months before it was set to expire because of overwhelming home buyer demand.
3. The Federal Home Buyer Tax Credit of up to $8000. Gotta be in escrow by end of April and close escrow by end of June 2010. That’s plenty of time if you’re serious and get started right away.
4. Historically low mortgage interest rates.
5. FHA low down payment financing easier and more available than ever. We’re working with many FHA home buyers and have figured out the kinks…mostly.
6. The San Francisco real estate market appears to have stabilized. I’m not saying prices are headed up anytime soon but most people think we’re pretty much at the bottom of the market. BTW, down turns in the SF housing market seem to occur about every 10-15 YEARS or more. Wanna wait that long for the next one?

Tags: fha, First Time Buyer, home buyer tax credit

The Mission District’s Union SF New Construction & Conversion Condo Project Now FHA-Approved for Low Down Payment Home Loan!

Hot tip: The Mission District’s Union SF New Construction & Conversion Condo Project Now FHA-Approved for Low Down Payment Home Loan!

The Union SF condo project is now FHA-Approved for low-down payment home loans. Purchase an awesome new construction condo in the Media Gulch part of the Mission District SF with a down payment as low as 3.5% down. Seriously, this is cool. Plus, act soon and you may also benefit from the Federal Tax Credit when you buy your first home in San Francisco.

Here’s what’s even better. We actually really dig this project. They did a great job converting the old warehouse into new condos. The finishes are beautiful and the building feels like a good integration of old and new in the Mission. Plus, as someone who’s been going to Blowfish Sushi since the ’90s and has even had actual “blowfish,” I think the location rocks. It’s hip and happening yet still urban, diverse and totally San Francisco.

Recommended reading:

• Why work with a Buyer’s Agent rather than the developer’s sales team?
• What condos are FHA-Approved for low down payment home loans in San Francisco?
• What is the Federal Home Buyer Tax Credit?

Tags: fha, FHA home loan, low down payment, the union, union, Union SF

Updated List of FHA-Approved Condos in San Francisco

UPDATE – CHECK OUT THE APRIL 2010 LIST OF SAN FRANCISCO FHA APPROVED CONDOS

Pretty soon, there will be no more so-called spot-approvals for FHA low down payment home loans for SF condo purchases. So, if you want to buy a condo in San Francisco and don’t have 15-20% down payment, you’ll want to know which SF condos are approved for a FHA low down payment home loans.

Here’s an updated List of FHA-Approved Condos in San Francisco:

• 1151 SUTTER STREET CONDOMINIUM
• 4451-4455 MISSION STREET
• SF Blu 631 FOLSOM STREET
• 901 BUSH STREET
• The Garfield 942 MARKET STREET
• ARTERRA
• BAYCREST
• CANDLESTICK COVE
• CANDLESTICK POINT – THE COVE
• CANDLESTICK VIEW CONDOMINIUM
• DIAMOND HEIGHTS VILLAGE
• DIAMOND RIDGE CONDO
• DOLORES PLAZA #1 & #2
• ESPRIT PARK (THE HOMES ON)
• GOLDMINE HILL
• MCALLISTER MEWS CONDOMINIUM  MCALLISTE  SAN FRANCISCO, CA 94115 No  Approved
• MORGAN HEIGHTS
• MOSAICA 601
• MUSEUM PLAZA
• PAGE CONVERSION
• PARKVIEW COMMONS
• PINE STREET
• SUTTER HEIGHTS – TRACT 4083  4083
• SYMPHONY TOWERS,TR# 3645
• THE MONTGOMERY, A CONDOMINIUM
• THE SOMA GRAND – TRACT 3849  SOMAGRAND

Tags: fha, FHA approved condos, hud

What are the FHA Home Loan Limits for San Francisco Real Estate Purchases?

Currently, we are blessed to have increased conforming loan limits for San Francisco real estate purchases making FHA home loans a viable option for many SF home buyers.

If you want to use an FHA home loan to purchase a property in San Francisco or San Mateo Counties with low down payment, the following is a helpful cheat sheet. Of course, you’ll want to contact an experienced San Francisco mortgage broker to get the skinny on your individual situation.

FHA Home Loan Limits for San Francisco & San Mateo Home Buying*:

• 1 Unit (Single Family Home or Condominium**): $729,750
• 2 Units: $934,200
• 3 Units: $1,129,250
• 4 Units: $1,403,400

* There are no purchase price limitations. This is simply the maximum loan amount you can get with an FHA home loan.

** Condominiums must qualify for FHA Financing.

Tags: fha, FHA home loans, fha loan limits, fha loans

Buy a home at Esprit Park in DogPatch with 10% Down!

As previously scooped, Esprit Park now has FHA home loan approval! This means you can buy a home at Esprit Park with as little as 10% down. As an agent who works with many FHA home buyers, I can tell you that this is AWESOME news! Read the rest of this entry »

Tags: condos, Esprit Park, fha

FHA Low Down Payment Options for San Francisco Condo Purchase About to Get Easier

Yes, you read that right. For a change, the rules are about to make purchasing a San Francisco condo easier, not harder. As of October 1, 2009, FHA Low Down Payment Options for San Francisco condo purchases will get easier.

Read the rest of this entry »

Tags: Esprit Park, fha, FHA home loans, low down payment, Soma Grand

It’s your moment, first time home buyers. CARPE DIEM.

I’ve said it before and I’ll say it again, “Get off your tushies and buy a home.” RIGHT NOW is THE time for both first time home buyers and move-up buyers. Seize the day. Cheap money and cheaper homes will NOT last forever.

Using FHA home loans, you can get purchase money up to $729,250 with LOW DOWN PAYMENT (3.5% down plus/minus) and even spotty credit. Yes, you have to document your income. These are SAFE government backed loans.

Recently, my clients, a young engaged “techie” couple, purchased a San Francisco single family home for just over $600,000. They got a 30 year fixed interest rate loan of 5%. Are you kidding, me? This is insanely fabulous.

Plus, more and more condo buildings are being approved for FHA financing.

The Chronicle reported today on what those of us in the real estate trenches already know… It’s a great time for first time buyers. The homes that are selling are at the lower end of the market. Buyers are taking advantage of the chance to get super cheap financing on homes that have decreased in value 10-20% (in SF; more outside of the City).

Check out the article and let’s talk.

Tags: fha, First Time Buyer, San Francisco Real Estate