South West Missouri Real Estate and More!

The February / March 2009 issue of the Lebanon Missouri area real estate guide is now on-line, live and ready for you!

You no longer have to wait until the first Friday of the even numbered months for your print copy of the real estate guide!

Don't forget, all the links in the book are HOT - web addresses and emails alike.
Don't forget, United Country VIP Realty can assist you with any listing in the MLS.
Don't forget, my office serves Laclede, Dallas, Wright and Webster Counties in Missouri.
Don't forget, United Country VIP Realty can assit you if you're buying or selling property in Missouri.

The MHDC (Missouri Housing Development Commission) has announced a new program to work in conjunction with the Federal First Time Home buyer Tax Credit program. This is exciting news for buyers that want to buy a home and qualify to buy a home but do not have the required 3% down payment and the closing costs.

MHDC is offering a tax credit advance - in a nut shell, MHDC will lend a first time home buyer up to 6% of the purchase price (up to $6,750) to assist with the down payment and the closing costs associated with the loan. This money will then be paid back to MHDC when you, the first time home buyer, file your income tax, receiving the federal income tax credit for the purchase.

This tax credit advance will be offered along side MHDC loans - which are 30 year fixed rate mortgages.

This is awesome news! First time home buyers, with good credit, but with little to no cash now have an option!

There are a few key points to remember if you feel this program is for you:

1. You must contact a certified lender. MHDC has a list of qualifying lenders on their website:  List of Certified Lenders

2. You must not have owned a home or interest in your primary residence in the last three years.

3. You must meet a required minimum credit score.

4. You cannot exceed a household income level of $85,500 per year

5. You must stay within the purchase price limits.


Before contacting a certified lender, be sure to do a little home work first.

Be prepared to:

1. Provide the name, address and telephone number of your employer (yes, you must have a job!)

2. Have a list of your debts, including your credit cards.

3. Make available copies of your last three years of tax returns.

4. Have handy your most recent 3 - 4 pay stubs.


I have worked with many great certified lenders in South central Missouri and of course, we have many great properties that will work with MHDC loans. This is an awesome opportunity to Find Your Freedom in Missouri and own a home of your own!

For more details on this program, please visit the MHDC website.

For more details on homes in Laclede, Webster, Wright and Dallas Counties in Missouri, please visit my website, Find Your Freedom Missouri.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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Contact Debbie DiFonzo, Broker, United Country VIP Realty to sell your property or to buy property in Lebanon, Conway, Marshfield, Buffalo, Bennett Springs and the surrounding areas. I specialize in country homes, hunting land, river front property, dairy farms, large acreage and commercial property in Southwest Missouri. 417-532-2031 Lebanon MO office phone or email: missouriagent@msn.com

Copyright © 2009 By Debbie DiFonzo, All Rights Reserved. MHDC Tax Credit Advance Loan Program for 1st Time Home Buyers in Missouri.

Disclaimer: The information provided herein is obtained from multiple sources and is deemed accurate but not guaranteed. Information subject to change without notice.

Yesterday,  I wrote a post talking about 5 tips when considering the short sale of your home. The post was written after a local home owner, wanting to move back to their old home state, considered a short sale or even allowing their home to go back to the bank via foreclosure.

This homeowner never mentioned hardship or an inability to re-pay his loan. He merely wanted *out* of his current home.

I've given this some thought over the last few days - I'm not sure why this home owner thinks a short sale or a foreclosure is an easy answer. Perhaps the media hasn't done a good job of talking about the ramifications of these acts. Perhaps real estate agents haven't done a good job; perhaps mortgage brokers and loan officers haven't talked enough about the years to come after a short sale or a foreclosure.

The rules of buying a home and obtaining a mortgage have changed greatly over the last six months and I predict we'll see other changes as well.

In July of 2008 Fannie Mae issued an announcement, Announcement 08-16, specifically addressing bankruptcy and foreclosure policy changes. These changes were effective August 1st, 2008. In all, Fannie Mae issued thirty-eight (38) Lender Announcements in 2008! Rules are changing!

I encourage you to talk to your Lender, talk to your Attorney, talk to your Tax Adviser and talk to your local Real Estate Agent before making any decisions on the status of your home and your mortgage. The decisions you make today can have an impact for years to come - up to even seven (7) years!

 

 

More on Short Sales: 5 tips to consider when thinking of a short sale
Writing a Hardship Letter: Short Sales: What should my Hardship Letter say?

 

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Contact Debbie DiFonzo, Broker, United Country VIP Realty to sell your property or to buy property in Lebanon, Conway, Marshfield, Buffalo, Bennett Springs and the surrounding areas. I specialize in country homes, hunting land, river front property, dairy farms, large acreage and commercial property in Southwest Missouri. 417-532-2031 Lebanon MO office phone or email: missouriagent@msn.com

Copyright © 2009 By Debbie DiFonzo, All Rights Reserved. Five Tips to remember when thinking about a short sale.

Disclaimer: The information provided herein is obtained from multiple sources and is deemed accurate but not guaranteed. Information subject to change without notice.

A day doesn't go by that I don't see a media report, hear a radio clip or read an Internet story regarding foreclosures and short sales. So far, in Laclede, Webster, Wright and Dallas County in Missouri (four main counties that I serve), foreclosure properties, bank owned homes and short sales are not driving our market. Real estate agents, Sellers and Buyers in the area know that could change any day.

Needless to say, I hope our market does not see the day when we are listing and selling more foreclosures and short sales than we are traditional transactions. But that doesn't relieve me of my concern: there is a ton of mis-information floating around out there.

Today I received a call from a homeowner in the area. We had helped him and his family relocate to Missouri from a warm weather state. Our winter has been pretty mild, but yesterday we had our first real accumulation of the winter season. Spoiler here: Missouri does have four seasons - I love that about Missouri, but not everyone does. (I have no idea if the weather prompted this call but I am *assuming* it did.)

So... This homeowner has decided he should sell his home "as a short sale" or maybe he'll even "let it go back."  The family has plans to move back to their warm weather state.

I suggested we meet (when the weather breaks) later in the week to discuss his options. He said he'd call but I'll bet a crinkled dollar bill - I won't hear from him again. He'll call another agent in the area.

But, Deb, why won't he call you back?

Easy. He doesn't want to hear what I have to say. I truly believe the media leads people to believe a short sale can take place on a whim.

But...

There are guidelines in place for short sales.

There, I said it!


Based on the guidelines, here are Five things to consider when trying to decide if a short sale is right for you and for your family:

1. Lenders are NOT required to negotiate a short sale. If you read your mortgage papers you'll see verbiage to this effect. Listing your home the traditional way may be your only option.

If the lender is willing to discuss a short sale:

2. The Lender will want to determine the fair market value of  your home.
     a. They will want to order a Broker Price Opinion or an Appraisal.
     b. They may want the Seller to contribute to the cost of the BPO or the Appraisal

3. The property/home will need to be worth LESS than what the market will support. A Seller cannot make a profit on a short sale!

4. The Seller will probably be required to write a letter of hardship.
     a. Hardship includes divorce, medical conditions, unemployment, death
     b. Hardship does not include: not liking the home or area in which you live, bad spending habits, starting a family

5. The Seller will have to provide financial information.
    a. The Seller should be prepared to fill out a financial statement
    b. The Seller should be prepared to provide tax returns, bank statements and proof of income or unemployment benefits

Bonus:  Most lenders now require the loan to be in default or very near default. However, short sales are not necessarily quick -the home could still go into foreclosure during this process. Please watch your time frames - work with your Lender and your real estate professional.

If you don't like the home you own or the area in which you live, please visit with a local real estate profession about marketing and SELLING your home.

If you are facing hardship. please visit with your Lender about your options, including a short sale.

Based on your situation, your motivation, and the guidelines,  a short sale may be the very best option for you - Please let your Lender help you decide. 

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Contact Debbie DiFonzo, Broker, United Country VIP Realty to sell your property or to buy property in Lebanon, Conway, Marshfield, Buffalo, Bennett Springs and the surrounding areas. I specialize in country homes, hunting land, river front property, dairy farms, large acreage and commercial property in Southwest Missouri.  417-532-2031 Lebanon MO office phone or email: missouriagent@msn.com

Copyright © 2009 By Debbie DiFonzo, All Rights Reserved. Five Tips to remember when thinking about a short sale.

Disclaimer: The information provided herein is obtained from multiple sources and is deemed accurate but not guaranteed. Information subject to change without notice.

Goat Meat - the other Red Meat?

Last month, Time Magazine ran a "Top 10 of  Everything" segment, including "Top 10 Food Trends." I wasn't surprised, but you may be, to learn that goat meat made the list at #7.

Goat meat is rapidly becoming popular in all areas of the United States. Goat meat has a low fat content, compared to beef and pork and a high protein count. When cooked property, goat is very tender and tasteful.

Currently, the United States imports most of its goat meat into the country from New Zealand and Australia. But, consumers are looking for a more economical product as well as one that is fresh - not frozen and shipped half way across the world. Consumers are looking for product that is American made, if you will.

Goat farms and producers have increased in numbers and in size since 2002 - On January 1st, 2008 Missouri goat producers had 16% more goats in inventory than they had on January 1st, 2007. (Nationally, goat inventory was up 3% for the same time period.)

In 2006, a USDA survey placed Missouri in the Top 10 among states producing goats. Updated results are scheduled to be released the first week of February 2009. I expect Missouri to be in the top 5.



“Goat production for meat and milk continue to be the fastest expanding segment of Missouri’s livestock sector” according to Gene Danekas,
Director of USDA-Missouri Agricultural Statistics.

In 2006, a USDA survey placed Missouri in the Top 10 among states producing goats. Updated results are scheduled to be released the first week of February 2009. I expect Missouri to be in the top 5.

So Why goats and Why Missouri?

1. Missouri terrain is goat friendly. Goats will not only graze in a pasture, but they will help clean up most brushy areas. The terrain is easy to fence to keep the herd where they need to be.
2. Smaller statue: goats are less intimidating than a cow or bull; they are smaller and thus easier to handle and they are more calm than most other livestock.
3. Friendly disposition: goats are for the most part, kid friendly. Goats mix easily with cattle and some other livestock.
4. A variety of products: Not only can the meat be processed and sold, but there is a market for the milk (to drink, for lotion, for soap) and a market for some kinds of hair. (Angora goats produce Mohair)
5. Goats and goat products can easily be shipped from St. Louis or Kansas City

If you've been toying with the idea of a small farm, raising livestock and getting back to a more basic lifestyle, Missouri offers you that opportunity. You may just find that goats are the perfect match for you. And, you just may find yourself promoting Goat as the other red meat!

You'll find recipes for goat HERE.

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Debbie DiFonzo, is the Broker/Owner of United Country VIP Realty, located in Lebanon MO and Marshfield MO. She specilizes in rural properties in Marshfield, Conway, Phillipsburg, Lebanon, Long Lane, and Buffalo Missouri.  

To view Debbie's listings, and search two local MLS systems, visit:
UCtheOzarks.com
FindYourFreedomMissouri.com

If you're thinking of selling your Webster, Laclede, or Dallas County property, contact Debbie at: Debbie@ucvip.com

Copyright © 2009 By Debbie DiFonzo, All Rights Reserved. The information provided herein is obtained from multiple sources and is deemed accurate but not guaranteed.

Located in Southwest Missouri, Buffalo is a convenient rural town. From Buffalo, you're only 20 minutes or so to Springfield Missouri; an easy drive to Bolivar MO, Pomme de Terre Lake, Bennett Springs State Park, Lebanon MO and even Lake of the Ozarks.

Buffalo MO is turning into one of my favorite towns - you'll still find a town square, a local sale barn for your cattle and small animals, a popular school system and family restaurants.

Let us help you Find Your Freedom in Buffalo Missouri.

Listed for sale by: United Country VIP Realty
www.UCMissouri.com
www.FindYourFreedomMissouri.com

For the second year in a row, US News and World Reports  has published their list of top 100 High Schools in the United States. US News analyzed over 21,000 high schools, ranking them by Gold, Silver and Bronze standings.

Three local schools out of the 41 schools in Missouri to make the list :

Congratulations to Conway High School in Conway Missouri for being named a Bronze Medal School in Missouri.
Conway High School is part of the Laclede County R-1 School District, serving approximately 270 students in grades 9 to 12.

Congratulations to Fordland High School in Fordland Missouri for being named a Bronze Medal School in Missouri.
Fordland High School is part of the Fordland R-111 School District in Webster County Missouri, serving approximately 196 students in grades 9 to 12.

Congratulations to Norwood High School in Norwood Missouri for being named a Bronze Medal School in Missouri.
Norwood High School is part of the Norwood R-1 School District in Wright County Missouri, serving approximately 170 students in grades 9 to 12.

We're excited to celebrate the achievement of our local area schools - there are 579 high schools in Missouri - and these three are a step above the rest!

Conway MO * Fordland MO * Norwood MO

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Contact Debbie DiFonzo, Broker, United Country VIP Realty, at 417-468-5900 to list your property for sale or to purchase a property in Lalcede, Webster, Wright or Dallas Counties in Missouri

To view all our listings, visit: UCtheOzarks.com
www.FindYourFreedomMissouri.com

Contact Debbie at: Debbie@ucvip.com

Copyright © 2009 By Debbie DiFonzo, All Rights Reserved. The information provided herein is obtained from multiple sources and is deemed accurate but not guaranteed.

Conway Missouri High School receives Bronze medal from US News and World Report

For the second year in a row, US News and World Reports  has published their list of top 100 High Schools in the United States. US News analyzed over 21,000 high schools, ranking them by Gold, Silver and Bronze standings.

Congratulations to Conway High School in Conway Missouri for being named a Bronze Medal School in Missouri. Conway was one of forty-one schools in the state to make the over-all list.

Conway High School is part of the Laclede County R-1 School District, serving approximately 270 students in grades 9 to 12.


To learn more about the schools in Conway MO, here are a few links that may be helpful:

How do you celebrate 95.3% attendance rate at Conway MO High School? You have the principal sleep on the roof, of course!

Are you smarter than a 6th grade Geography student?

Laclede County R-1 Marching Band wins 1st Place in Lebanon MO holiday parade

Conway MO Boys Baseball Team - 3rd Place Class 2 State Champs! It's a great time to be a BEAR!

Conway Elementary getting ready for Summer School (Conway, MO)

To schedule a visit to the campus and to view homes listed for sale in the Laclede County R-1 School District, please call me. I have two children in the district and love to show off our digs!

I am not paid staff nor do any of my relatives work for the district. I'm a Realtor Mom that knows it's A Great Day to be a Conway Bear!