Navy Fellas Realty Group

Real Estate, Residential sales and purchase

What Do Points Have to Do With Real Estate?

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You may have heard of points when looking for real estate. Maybe your loan officer told you that you can trade points for a better interest rate. That sounds good, but just what are points? We’ll give you a better idea of just what points are and how they work.

What Are Points?
Points, more specifically discount points, are a percentage of the total loan amount for the house that is pre-paid to the lender. Each point is worth one percent. Your lender may offer a lower interest rate for your mortgage loan if you buy discount points. 

What do Discount Points Cost?
The cost of each point is equal to one percent of the loan amount. For instance, for a $200,000 loan one discount point equals $2,000.

For example, you are trying to buy real estate worth $200,000. The lender may tell you that if you buy 2 points at $2,000 each, you’ll get an interest rate two percent better.  

Should I Buy Discount Points?
Some lenders will allow you to purchase discount points to be approved for the loan. By buying a discount point, you’ll get a lower interest rate. This can reduce your monthly payments, which could put your credit to debt ratio in the right range.
    
You have to know how long you will live in the house or you could lose money purchasing the discount points. If you sell or refinance before you reach the break-even point, you will wind up with a net loss. Use an online mortgage point calculator to help you determine if buying discount points is a money saving proposition for you.

Points may be a good way for you to save money on your real estate if you plan to stay in your home for a long time. Want one more benefit? Discount points are tax deductible in the year in which they are paid.

Need help understanding mortgage and real estate terms? Feel free to reach out! We can help explain the process.

Why Some Homes Come with Deed Restrictions You Shouldn’t Ignore

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When buying a home, most buyers focus on location, price, and features. However, deed restrictions—legally binding rules that dictate how you can use your property—are equally important. Ignoring them can lead to unexpected limitations and challenges.

What Are Deed Restrictions?

Deed restrictions, also known as restrictive covenants, are rules placed on a property’s deed by developers, homeowners’ associations (HOAs), or local governments. Unlike zoning laws, which are enforced by municipalities, deed restrictions are upheld by private entities like HOAs or developers. Violating them can result in fines, legal action, or forced compliance.

Common Deed Restrictions

Understanding deed restrictions before purchasing a home is crucial. Here are some common restrictions:

  1. Home Modifications & Renovations
    • Requiring HOA approval for exterior paint colors or structural changes.
    • Setting height limits on fences or additions like sheds and pools.
  2. Business & Rental Restrictions
    • Prohibitions on home-based businesses with customer traffic.
    • Bans on short-term rentals like Airbnb.
    • Limits on parking work-related vehicles in residential areas.
  3. Pet & Livestock Regulations
    • Breed or size restrictions for dogs.
    • Limits on the number of pets allowed.
    • Bans on farm animals like chickens or goats.
  4. Landscaping & Outdoor Features
    • Restrictions on specific plant types, trees, or grass varieties.
    • Approval requirements for solar panels or satellite dishes.
    • Rules on sheds, gazebos, or outdoor structures.
  5. Parking & Vehicle Rules
    • Where you can park boats, RVs, or trailers.
    • Whether overnight street parking is allowed.
    • Garage vs. driveway parking requirements.

Why Deed Restrictions Matter

  • They Are Legally Binding: Once you buy a home with deed restrictions, you must follow them.
  • They Can Impact Resale Value: Buyers may avoid homes with excessive limitations.
  • They May Conflict With Your Plans: Restrictions can prevent renovations, rentals, or business operations.

How to Check for Deed Restrictions

  • Review the Property Deed: The deed outlines any restrictive covenants.
  • Request HOA Documents: Obtain the bylaws and CC&Rs (Covenants, Conditions, and Restrictions).
  • Consult a Professional: A real estate agent or attorney can clarify complex restrictions.
  • Check Local Regulations: Some restrictions may be enforced at the municipal level.

Deed restrictions are designed to maintain community standards and protect property values, but they can also limit how you use your home. Before buying, carefully review any restrictions to ensure they align with your lifestyle and long-term plans. Taking the time to understand these rules can prevent costly surprises and help you make an informed decision.

The Best Home Upgrades for Lasting Value

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When it comes to increasing your home’s long-term value, not all upgrades are created equal. While stylish kitchens and luxurious bathrooms may attract attention, the smartest investment is one that continues to pay off for years to come: energy efficiency.

Unlike cosmetic updates that can lose appeal over time, energy-efficient upgrades provide lasting benefits. They lower utility costs, increase property value, and make your home more appealing to buyers.

  • Higher Property Value: Energy-efficient homes often sell at a premium. Buyers are increasingly eco-conscious and willing to pay more for homes that promise lower energy bills and a reduced carbon footprint.
  • Lower Utility Costs: Improvements like upgraded insulation, energy-efficient appliances, and smart thermostats reduce daily energy consumption, leading to significant savings over time.
  • Tax Incentives and Rebates: Many energy-efficient upgrades, such as solar panels and smart home systems, qualify for government tax credits and rebates, making them even more affordable.

Not sure where to start? Here are some of the most impactful improvements:

  • Better Insulation: Sealing air leaks and adding insulation in walls, attics, and floors can reduce energy loss, keeping your home comfortable year-round.
  • Energy-Efficient Windows: Replacing single-pane windows with double- or triple-glazed options cuts heating and cooling costs while reducing outside noise.
  • Solar Panels: While the upfront cost is high, solar panels significantly reduce electricity bills and can even generate extra income through energy buyback programs.
  • Smart Home Technology: Devices like smart thermostats and energy-efficient LED lighting help optimize energy use without sacrificing comfort.

Investing in energy efficiency is one of the smartest decisions a homeowner can make. Not only does it lower costs and boost property value, but it also helps create a sustainable future. Plus, energy-efficient homes often sell faster in today’s market, making them a win-win investment.

Tips for Selling a Home with Outdated Features

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Selling a home with outdated features can be a challenge, but it’s far from impossible. Whether your kitchen hasn’t been updated in decades, or your bathrooms still have that retro charm, buyers today are looking for modern, move-in-ready spaces. However, with the right strategy and a few smart improvements, you can make your home more appealing to potential buyers and get the best possible price.

1. Focus on Curb Appeal

The first impression counts, and the exterior of your home is the first thing buyers will see. Fresh paint, new landscaping, or even just power-washing the exterior can make a big difference without breaking the bank. A clean, well-maintained exterior signals to buyers that the home has been cared for, even if the inside needs some work.

2. Prioritize High-Impact Areas

While it might not be feasible to remodel every room in your home, there are a few key areas where updates can make a significant difference. The kitchen and bathrooms are often the most important spaces for potential buyers. Even if you can’t afford a full remodel, consider smaller updates like new hardware, light fixtures, or a fresh coat of paint. Replacing outdated countertops or adding a backsplash can also provide a more modern look at a reasonable cost.

3. Make Small, Cost-Effective Updates

You don’t need to make major renovations to boost your home’s appeal. Small, inexpensive updates can have a big impact. Consider updating light fixtures, replacing worn-out carpets, or adding fresh paint in neutral tones. If your home has old, heavy drapes, replace them with lighter, more modern window treatments to brighten up the space. These small changes will help buyers see the potential of your home without feeling overwhelmed by the need for major work.

4. Declutter and Depersonalize

Buyers need to envision themselves in the space, so it’s important to remove any personal items that might distract them. Clear out clutter, pack up family photos, and depersonalize the space as much as possible. A clean, organized home allows buyers to focus on the features of the home itself, rather than on your belongings. You might also want to consider staging the home with neutral furniture to give it a modern, appealing look.

5. Be Transparent About the Home’s Condition

While you don’t want to highlight every flaw in your home, it’s important to be honest with potential buyers about its condition. If your home has outdated features or needs repairs, it’s better to address these issues upfront rather than risk scaring off buyers later. You might even consider offering a home warranty or negotiating with the buyer on price to reflect any necessary updates or repairs.

6. Price the Home Realistically

In today’s market, pricing is key. If your home has outdated features, you’ll need to price it accordingly. Overpricing your home can result in it sitting on the market for too long, which can be a red flag for potential buyers. Work with your real estate agent to set a competitive price that reflects the condition of your home while still taking into account its potential.

Selling a home with outdated features doesn’t have to be a setback. By focusing on small updates, improving curb appeal, and pricing realistically, you can position your home to attract buyers who are looking for a great deal with potential. With the right approach and strategy, you can successfully sell your home, even with a few outdated features.

The Benefits of Buying a Home with a Basement Suite

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When searching for a new home, many buyers overlook one valuable feature that can add flexibility, income, and long-term potential: a basement suite. Whether it’s fully finished or ready for renovation, a basement suite can offer a wide range of benefits beyond just additional space.

Rental Income Potential

One of the biggest advantages of a basement suite is the opportunity to generate rental income. Many homeowners rent out the suite to long-term tenants, students, or even short-term guests depending on local regulations. This additional income can help offset mortgage payments, property taxes, and utility costs, making homeownership more affordable.

Multigenerational Living

With more families choosing to live together under one roof, a basement suite offers a smart way to maintain both privacy and proximity. Whether you’re welcoming aging parents, adult children, or extended family, having a separate living space can provide comfort and independence for everyone.

Flexibility Over Time

A basement suite gives you options. Today it might serve as a guest room or home office. In the future, it could become a rental unit, an in-law suite, or a space for your college-aged child. Homes with basement suites are adaptable and can evolve along with your lifestyle needs.

Increased Resale Value

Homes that include basement suites often attract more interest on the resale market. Buyers see the value in having a property that can serve multiple functions—especially one that provides income potential. This can lead to a broader pool of interested buyers and possibly a higher sale price when the time comes.

Financial Security

With housing costs and living expenses on the rise, having a basement suite can provide a financial safety net. Whether you choose to rent it out or use it to house a family member, it adds real value to your investment and can help reduce financial stress during uncertain times.

What to Consider

Before purchasing a home with a basement suite, be sure to check local zoning laws and building codes. Not all basement suites are considered legal or permitted, which could affect your ability to rent them. It’s also important to evaluate the condition of the suite, ensure it has a separate entrance if needed, and determine whether additional upgrades or safety features are required.

Buying a home with a basement suite is more than just a smart investment—it’s a practical way to maximize space, generate income, and plan for the future. Whether you’re a first-time homebuyer or a seasoned investor, it’s a feature well worth considering.

No Property? No Problem. Start Investing with REITs

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You don’t need to buy a house or manage tenants to get into real estate investing. If you’ve been curious about investing in property but aren’t ready for the hands-on commitment, Real Estate Investment Trusts (REITs) might be the perfect solution.

What Is a REIT?

A REIT (pronounced “reet”) is a company that owns, operates, or finances income-producing real estate. These companies pool money from multiple investors to purchase properties like apartment complexes, office buildings, shopping centers, or even hospitals and warehouses.

When you invest in a REIT, you’re essentially buying shares in a company that makes money from real estate—and you earn returns through dividends and potential stock appreciation.

Why Invest in a REIT?

REITs are a great option for those who want to dip into real estate without the hassle of owning physical property. There’s no need to handle repairs, find tenants, or worry about property management. Instead, you can invest the same way you’d buy stocks or mutual funds—often with much lower upfront costs.

Other benefits include:

  • Liquidity: Unlike physical real estate, many REITs are traded on major stock exchanges, so you can buy or sell your shares easily.
  • Diversification: REITs often invest in multiple properties across different markets, helping you spread out risk.
  • Passive Income: Most REITs are required by law to return at least 90% of their taxable income to shareholders, making them a consistent source of dividends.

Types of REITs

There are a few different types of REITs to consider:

  • Equity REITs: These invest in and own properties, earning money through rent and property value increases.
  • Mortgage REITs (mREITs): These invest in real estate debt (like mortgages) and earn income from interest.
  • Hybrid REITs: A mix of both property ownership and mortgage investments.

You can invest in REITs through a brokerage account, retirement fund, or REIT-specific mutual fund or ETF.

Things to Keep in Mind

While REITs are more accessible than buying property outright, they still come with risks. Market conditions, interest rates, and economic shifts can affect performance. It’s a good idea to do your research or talk with a financial advisor to find the right REIT for your goals.

A Smart Entry into Real Estate

If you’re ready to get involved in real estate but aren’t quite ready to buy your first property, REITs offer a smart, low-barrier way to start. They’re flexible, passive, and ideal for investors who want real estate exposure without becoming landlords.

Understanding the Risks of Buying a Home with a History of Fire Damage

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Purchasing a home is a major investment, and while a property with a history of fire damage may come at a lower price, it also carries potential risks. Before moving forward with such a purchase, it is essential to understand the long-term implications and necessary precautions.

Structural Concerns
Fire can weaken a home s structural integrity, even if the damage is not immediately visible. High temperatures can compromise wood framing, steel components, and concrete, leading to potential safety hazards. It is crucial to have a professional home inspection that specifically assesses past fire damage, ensuring that the home meets all structural and safety standards.

Electrical and Plumbing Issues
Fire-damaged homes may have hidden electrical and plumbing problems. Heat from a fire can melt or weaken wiring, leading to potential fire hazards in the future. Similarly, plumbing pipes may become compromised, resulting in leaks or water pressure issues. A licensed electrician and plumber should evaluate the home s systems to ensure they are safe and up to code.

Smoke and Soot Residue
Even if the fire was contained to one area, smoke and soot can spread throughout the home, seeping into walls, insulation, and ventilation systems. Lingering smoke damage can lead to persistent odors, reduced air quality, and potential health concerns. Professional cleaning and remediation may be necessary to fully remove smoke-related contaminants.

Insurance Challenges
Insuring a home with a history of fire damage can be more expensive and, in some cases, difficult to obtain. Insurance providers may require extensive inspections and documentation to determine the level of risk associated with the property. Additionally, premiums may be higher due to the home s previous fire history. It is important to research insurance options before committing to the purchase.

Financing and Resale Value
Lenders may be hesitant to approve financing for a home with significant past fire damage. If financing is available, the loan terms might not be as favorable as those for a property without a fire history. Furthermore, resale value can be a concern, as future buyers may be wary of potential hidden issues, making the home harder to sell.

Necessary Precautions Before Buying
If you are considering purchasing a home with a history of fire damage, take the following steps:

  • Hire a Qualified Home Inspector — Choose an inspector with experience in assessing fire-damaged properties.
  • Consult Specialists — Structural engineers, electricians, and HVAC professionals can provide detailed assessments.
  • Review Insurance Options — Get quotes from multiple insurers to understand potential costs.
  • Verify Permits and Repairs — Ensure that all fire damage repairs were completed with the proper permits and meet local building codes.
  • Consider Future Marketability — Think about how the home’s history may impact its resale value.

While buying a home with a history of fire damage can be a cost-effective option, it requires careful evaluation and planning. Understanding the risks and taking necessary precautions can help you make an informed decision and ensure that your investment is safe and secure.

Do VA Entitlements Ever Expire?

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The VA home loan program is one of the most valuable benefits offered to those who have served in the U.S. military, providing veterans and active-duty personnel with access to favorable mortgage terms. One common question is whether these VA entitlements ever expire.

What is VA Home Loan Entitlement?

VA home loan entitlement refers to the amount the Department of Veterans Affairs guarantees to a lender if the borrower defaults on the loan. This guarantee significantly reduces the lender’s risk, which allows veterans to access zero down payments and lower interest rates. The VA doesn’t issue the mortgage itself but backs loans made by private lenders.

VA entitlements come in two forms:

  • Basic Entitlement: In 2023, the basic entitlement is typically around $36,000 or 25% of the loan amount, whichever is less. Veterans can use this entitlement multiple times as long as they meet eligibility requirements.
  • Bonus Entitlement (Second-Tier Entitlement): For higher-cost homes, veterans can access additional entitlement beyond the basic amount. This helps veterans secure larger loans in areas where housing prices exceed the standard limit.

Does VA Entitlement Expire?

The short answer is no. Once a veteran is eligible for the VA home loan program, they keep that entitlement for life. There is no expiration date for using it, making it a long-term benefit that veterans can tap into at any time during their lives.

Restoring Loan Entitlement

Veterans who have used their VA entitlement in the past but have paid off their loans or sold their home can have their entitlement restored. This gives them the flexibility to use a VA loan again, although certain conditions apply depending on the situation. Veterans should consult the VA or a lender to understand the specific process for restoring their entitlement.

What About Foreclosure?

In the event of a foreclosure, veterans may lose their entitlement. However, the VA allows for entitlement restoration under certain conditions. If a veteran repays the VA for any losses or sets up a repayment plan, they can regain their eligibility.

VA entitlements are an incredible financial resource for veterans and active-duty service members, providing flexibility and long-term benefits with no expiration. Whether you’re buying a home for the first time or looking to use your entitlement again, this benefit is there when you need it.

5 Things I Really Don’t Care About as Your Real Estate Agent

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When you’re working with a realtor, it’s easy to feel like you need to impress us with how much you know or worry that we’re judging your choices. Let me set the record straight—there are a lot of things I truly don’t care about. My focus is on helping you achieve your real estate goals, no matter where you’re starting from.

Here are five things you never need to stress about with me:

1. How much research you’ve done
Whether you’ve been Googling every real estate term under the sun or you’re coming in with no clue where to start, I’ve got your back. My job is to simplify the process and guide you every step of the way, no research required.

2. The size of your budget
Whether your budget is $150K or $1.5M, I’m here to help you make the most of it. There’s no judgment about what you can afford, my job is to find the best home for your needs and negotiate a great deal. Everyone’s journey is different, and I respect that.

3. How much you know about real estate
Are you a first-time buyer who doesn’t know what escrow means? Or maybe you’ve bought and sold several properties over the years. Either way, I’ve got you covered. I’ll meet you where you are and ensure you feel confident and informed every step of the way.

4. The state of your current home
If you’re selling, you might worry that your home isn’t “show-ready” or that it’s outdated. Guess what? That’s where I come in. I’ll help you identify cost-effective improvements and staging strategies to showcase your home in the best possible light with no judgment about where you’re starting.

5. Your personal taste
Whether you dream of a minimalist modern home or love bold patterns and funky layouts, your style is your business. My goal is to find a property that aligns with your needs, not mine. I’m here to guide you, not critique your preferences.

At the end of the day, my role is to support you in achieving your real estate dreams, no matter where you’re starting from. There’s no need to stress or feel self-conscious, I’m here to make the process smooth, enjoyable, and focused on YOU. Let’s find your dream home or sell your current one with confidence and ease!

Winning the Bid in a Competitive Real Estate Market

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In today’s competitive real estate market, bidding wars have become an all-too-common occurrence. As more buyers seek limited inventory, properties often receive multiple offers, creating a challenging and sometimes stressful environment. However, with the right strategies in place, you can navigate these bidding wars effectively and secure your dream home. Here are key strategies to help you stand out and win in a competitive market.

1. Get Pre-Approved for a Mortgage

One of the most important steps in a bidding war is ensuring your financial readiness. Sellers are more likely to consider offers from buyers who have been pre-approved for a mortgage. Pre-approval demonstrates to the seller that you are a serious, qualified buyer who can close the deal quickly. It also gives you a clear understanding of how much you can afford, which helps you set a realistic budget.

If you’re pre-approved, include a copy of your pre-approval letter with your offer. This shows the seller that you have the necessary financial backing to complete the purchase, which can make your offer stand out.

2. Make a Strong Initial Offer

In a competitive market, it’s often crucial to start with your best offer. While there’s a temptation to underbid and leave room for negotiation, this strategy can backfire when other buyers are willing to offer full price or more. Work with your real estate agent to research comparable properties in the area and determine a fair market price, then consider offering a bit more than asking price to increase your chances of standing out.

If the property is particularly desirable or in a hot location, offering above the asking price can help your offer grab attention. A well-priced, competitive offer will show the seller that you’re serious and committed.

3. Be Flexible with Terms

Sellers often prefer buyers who offer flexible terms that make the transaction smoother. Consider offering to accommodate the seller’s preferred closing date or a rent-back option, where the seller can stay in the home for a short period after closing. This flexibility can be a huge advantage in a bidding war, especially if the seller is juggling other personal or financial obligations.

In some cases, agreeing to waive certain contingencies—like the inspection contingency—can make your offer more appealing. However, only consider waiving contingencies if you’re comfortable with the risks involved, as this can sometimes leave you exposed to unforeseen issues with the property.

4. Write a Personal Letter

A personal letter to the seller can sometimes make all the difference in a bidding war. Sellers are often emotionally attached to their homes, and a heartfelt letter that explains why you love the property and how you envision your future there can create a connection. This human element can set your offer apart from others, especially if you’re competing with buyers who make offers based solely on price.

Keep the letter respectful, personal, and sincere, without being overly emotional or making unrealistic promises. Sellers may appreciate hearing how their home has made an impression on you.

5. Increase Your Earnest Money Deposit

The earnest money deposit is a good faith gesture that shows you’re serious about your offer. In a competitive market, offering a larger deposit can make your offer more enticing to the seller. It signals your commitment to the deal and can provide extra assurance that you’re not going to back out of the transaction.

While a standard earnest money deposit might be 1-2% of the purchase price, consider increasing that amount to give your offer an edge.

While bidding wars can be stressful, keeping these strategies in mind will give you a competitive edge and help you secure the home of your dreams. We are familiar with local market conditions, including which homes tend to receive multiple offers and what strategies work best in those situations. We can guide you through the process, making sure you don’t make any mistakes.