Every thought about selling homes in Virginia?

September 16, 2011

Have you every thought about becoming licensed to sell real estate in Virginia? We have an upcoming real estate licensing course beginning September 26th! The course will run Monday, Wednesday and Friday from 9-5. You COULD BE selling homes by the end of October! This 60 hour course meets the requirements of the Virginia Real Estate Board. In at little as 2 ½ weeks we will have you prepared to take that next exciting step in your future! Call 703-497-7788 for more info and to sign up!

Prudential Carruthers REALTORS in Lake Ridge


When will the IRS withdraw a tax lien under its Fresh Start program?

August 16, 2011
by David Allen Duner

Early in 2011, the IRS announced a series of measures to help taxpayers buffeted by the economic slowdown. The IRS calls these measures its “Fresh Start” program and they are intended help taxpayers who want to pay their tax liabilities but because of unemployment, slow business sales or for other legitimate reasons, cannot pay their tax debts. One of the most attractive features of the Fresh Start program involves the withdrawal of a tax lien.

Early in 2011, the IRS announced a series of measures to help taxpayers buffeted by the economic slowdown. The IRS calls these measures its “Fresh Start” program and they are intended help taxpayers who want to pay their tax liabilities but because of unemployment, slow business sales or for other legitimate reasons, cannot pay their tax debts. One of the most attractive features of the Fresh Start program involves the withdrawal of a tax lien.

Liens

When the IRS files a notice of federal tax lien (NFTL) it makes a claim to a taxpayer’s property as security or payment for a tax debt. The IRS must follow very detailed procedures, including sending the taxpayer a notice and demand for payment. If the taxpayer pays the tax debt, the IRS must release the lien within a prescribed period of time; generally within 30 days after the taxpayer satisfies the tax due, including interest and other additions.

There is an important distinction between release of a lien and withdrawal of a lien. Although the IRS may release the lien, the lien generally continues to be reflected on the taxpayer’s credit report unless the lien is withdrawn. This can negatively affect a taxpayer’s ability to get credit or, in some cases, could have a negative impact on the taxpayer obtaining a job if the employer reviews the taxpayer’s credit history.

Full payment

Under the “Fresh Start” program, the IRS has announced that liens will be withdrawn immediately once full payment is made by the taxpayer. The IRS has instructed taxpayers, whose lien has been released after full payment, to request withdrawal of the lien in writing. Taxpayers use Form 12277, Application for Withdrawal, to make this request.

Direct Debit installment agreement

The IRS will also withdraw a lien if the taxpayer agrees to enter into a Direct Debit installment agreement. In this arrangement, the taxpayer consents to having funds automatically debited from a bank account for the agreed upon installment amount. The IRS prefers Direct Debit installment agreements because they are automatic: the taxpayer does not need to remember to send a check or money order.

Not everyone is eligible for lien withdrawal after entering into a Direct Debit installment agreement. The IRS has explained on its web site that qualifying taxpayers are individuals; active businesses with income tax liability only (this would exclude active businesses with unpaid employment taxes); and defunct businesses with any type of tax debt. The current amount owed by the taxpayer must be $25,000 or less. The IRS has advised on its web site that taxpayers owing more than $25,000 may pay down the balance to $25,000 prior to requesting the lien withdrawal to be eligible for the relief. Additionally, the taxpayer’s Direct Debit installment agreement must pay in full the amount owed within 60 months or before the collection statute expires, whichever is earlier. The taxpayer also must have made three consecutive Direct Debit Payments before the IRS will withdrawal the lien.

Taxpayers should use Form 12277 to request withdrawal of a lien after entering into a Direct Debit installment agreement. The IRS warned it will file a new NFTL if the taxpayer subsequently defaults on its Direct Debit installment agreement.

Lien filing thresholds

The IRS has also adjusted the lien filing threshold under the Fresh Start program. The Fresh Start changes increase the IRS lien filing threshold from $5,000 to $10,000. However, the IRS has reserved the right to file liens on amounts less than $10,000 when circumstances warrant.

 

 

For more information about the Fresh Start program contact your accountant


From Disney to DC

April 20, 2011

From Disney to DC.


January 2011 Northern Virginia Housing market

February 18, 2011

October market update for Northern Virginia

November 23, 2010

October 2010 Summary:

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July 2010 housing market stats Prince William and Wash DC metro

August 11, 2010

Sales cooled off as is usual in Prince William County during July. Days on the market remained below six weeks and the median sales price continued to rise. Sell off of the lower priced inventory occurred in large number in the previous 12 rolling months. Simple unbelievable is the percentage of price received based on original list price at 99.3%!

The lack of inventory continues to cause trouble for homebuyers. When a home comes available, especially if it is not a foreclosure or short sale, buyers are scurrying to snatch them up. That is a good thing for future price appreciation in the County. Potential purchasers must have their agent on standby and be ready to go and see these properties as soon as they come available.

As you can see by this chart all areas in the Washington DC area are on the rise, with similar peaks and valleys since 2007. The Outer areas of Prince William and Loudoun Counties saw their fall into foreclosures happen much more rapidly beginning in 2006.

The Washington area housing market appears to be in recovery, after 21 months of correction. Key to continued recovery will be job growth, continued reduced levels of home building, and the condition of the home finance industry, including low interest rates.

Source: MRIS, Delta Associates


Northern Virginia Real Estate Market May 2010

June 10, 2010

Activity continued to increase in May

Number of Homes sold

Buyers were expected to slow down in May and there was some signs of that. However, closings continued to rise as purchasers that ratified contracts in April were clambering to cash in on the $8000 Federal Tax credit. We saw similar results throughout northern Virginia.

Sold Homes in Prince William County

There was a bit more leveling off in Prince William County, as the inventory remained extremely low! Home buyers were competing with as many as 10-15 offers and prices were beginning to get bid up. With the low pricing in the County, many would-be purchasers were better off waiting until the tax credit expiration, where their savings could be substantially greater than $8000.

Average sold price No. Virginia

The average sold price remained relatively flat in all Northern Virginia areas. This is no surprise given the current economic circumstances.

Average sold price Prince William

Time on the market continued to drop as first time buyer activity lead the way. If there is “Shadow” inventory waiting in the wings as is expected, the line should level off as that inventory becomes available. Shadow inventory refers to foreclosed homes that the banks have yet to put on the market for sale. Many lenders are saying that they have caught their breath now and will be releasing soon.

The real test of the sustainability of our marketplace and home values will take place after June, when the last of the tax credit recipients must close. There remain a lot of “if’s” in today’s real estate market. The two certainties are that homes prices in areas like Prince William have become an incredible value and interest rates have remained amazingly low for an extended period of time now. Something is gonna give. That is why smart investors have already moved in and made their move!


Prince William County April 2010 Market Stats

May 11, 2010

Time on the market stayed in check during April as buyers rushed to try to take advantage of the Federal tax credit. This tax credit expired at the end of April.Days on the market

The median and average sales price continued it’s uptick during April. The shortage of inventory is having an immense pressure on the housing cost in our area. With the assumption that interest rates will rise in the future, buyers are still bidding up prices to get their best investment NOW!

Median Sales price

The number of homes sold continued to increase in Prince William County during April. The number of sold homes equaled that of 2006. Likely due to the tax credit that expired.

We will keep a close eye on activity post tax credit. It appears that during the first 10 days of May that buyers not concerned. They appear to be more concerned about today’s low prices and interest rate.  As always, they are savvy purchasers!


Housing stats through March 2010

April 12, 2010

In March sold units were up 52% over February, but still considerably down from one year prior. Our local housing inventory has been very tight which has had an impact for some time now.

The average sales price has continued to climb and has been consitently above 2009. We may even see average prices creap above 2008, later this summer. With the end of the Federal tax credit coming on April 30th, it is likely that this upward trend will continue on strong.

Time on the market has been reduced greatly in this tight market. Most homes are going under contract within a few days. The only thing that has held back the timelines is the large number of short sales. The time it takes to get the seller’s lenders approval is still quite long.

There is an expected increase in the number of homes on the market coming after the tax credit expires. Many believe that the banks have been working in concert with the federal reserve in limiting the inventory. This assisted in pricing recovery and kept the tax credits from going through the roof.


HAFA has finally arrived

April 5, 2010

Announced last November, today officially marks the date when servicers had to have in place the Home Af0rdability Foreclosure Alternatives Program (HAFA). The Treasury has set the required guidelines for eligibility, underwriting and servicing. Having a standard practice for short sales should go along ways towards making real estate agents sane again.

This new directive is aimed at loans that are not owned by or guaranteed by Fannie Mae or Freddie Mac. Recently Wells Fargo, Bank of America, and Citibank have all said they would implement these procedures on loans that they fully own. Fannie and Freddie are considering similar procedures.

To qualify certain criteria must be met:

  1. It must be a principal residence
  2. The loan was taken prior to January 1, 2009
  3. The mortgage is delinquent or default is reasonably foreseeable
  4. The unpaid principal balance is less than $729,750
  5. The borrower’s total monthly mortgage payment exceeds 31% of the borrower’s gross income

Every potentially eligible borrower must be considered for HAFA before the loan is referred to foreclosure. They will automatically refer you to this program within 30 days from the date the borrower:

  1. Does not qualify for a trial period modification
  2. Does not successfully complete a trial modification
  3. Is delinquent on a modification by missing 2 consecutive payments
  4. Request a short sale or deed in lieu

If the lender offers it up, the borrower has 14 days to accept this action. There are additional time lines and an initial appraisal up from that is required. The Realtor will have a bottom line number to work with that will encompass all fees for the sale and will be able to properly market to potential purchasers with assurance of acceptance.

Currently we have watched these short sales take months and months. This appears to cut the time line to about 45 days from the time we receive an offer. Additionally there are incentives for the seller who may qualify for up to $1500 in relocation assistance. I know in the beginning the process will be a bit rocky. I just hope that it quickly catches on to All of the lenders and investors out there.


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