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Homes for Sale Brentwood TN | Brentwood TN Real Estate | Gennifer MallardHomes for Sale Brentwood TN | Brentwood TN Real Estate | Gennifer Mallard

Gennifer Mallard
Realtor, Real Estate Broker

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(615) 473-5973 Direct
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What is the Home Possible Advantage Mortgage Program?

Home Possible Advantage Mortgages - Buy Home Brentwood TN

Many homebuyers have a tough time saving up 20 percent of a home’s purchase price to use as a down payment. In fact, it can seem like such a big task that many people choose to continue renting rather than building up such a substantial amount of money.

However, there are programs available, including the VA loan program and the FHA loan program, that don’t require a 20 percent down payment. Recently, the Freddie Mac Home Possible Advantage loan program has made it possible to buy a home with as little as 3 percent down.

Could that be the right program for you if you’re buying a home in Franklin, Brentwood or any of the surrounding communities?

What is the Home Possible Advantage Mortgage Program?

Designed for low- to moderate-income buyers, the Freddie Mac Home Possible Advantage Mortgage program helps people buy homes when they have limited savings.

The program requires only a 3 percent down payment with qualifying credit. Some participants – particularly those on the lower end of the credit score spectrum – may need to come up with a higher down payment.

Who Qualifies for Home Possible Advantage Mortgages?

To qualify for a Home Possible Advantage Mortgage loan, you’ll need to:

  • Meet Freddie Mac’s minimum credit requirements, which means you need a credit score of at least 660.
  • Earn no more than 100 percent of your area’s median income. You can find your county and the maximum income eligibility here.
  • Participate in a qualifying borrower education program if you’re a first-time buyer. The program must meet the National Industry Standards for Homeownership Education and Counseling.

Will You Need Private Mortgage Insurance With a Home Possible Mortgage?

Any mortgage loan backed by Freddie Mac that requires less than a 20 percent down payment will require the borrower to purchase private mortgage insurance, or PMI. Private mortgage insurance protects the lender if you later default on your loan.

The amount of money you pay for PMI will depend on your loan-to-value ratio, which simply refers to what you owe on your mortgage versus its value.

Are You Buying a Home in Williamson County or Davidson County?

If you’re buying a new home in Williamson County or Davidson County, we can help you.

While you’re here, please explore our:

  • Nashville real estate listings
  • Brentwood real estate listings
  • Franklin real estate listings
  • Spring Hill and Thompson’s Station real estate listings
  • Nolensville real estate listings

Call us at 615-473-5973 or contact us online to tell us what you’re looking for in your next home. We’ll be happy to help you find the perfect place to live.

Posted in: Blog, Real Estate

Thinking About Selling Your Own Home?

Thinking about selling your own home - find a Realtor in Williamson County or Davidson County

If you’re like many sellers, you’ve considered the possibility of taking the “For Sale by Owner” route. While some people are successful with FSBOs, it isn’t the right choice for everyone – it’s important that you know what goes into selling a home before you try to do it yourself.

What Goes Into Selling a Home?

You probably already know that there’s more to selling a home than simply putting a “For Sale” signing in the front yard.

About 9 percent of people purchase homes after finding them through yard signs; around 1 percent of people buy after finding a home in a newspaper classified ad. That means if you’re selling your home yourself, you’ll need to do more than these two things.

In order to sell a home quickly and at the right price, you need to:

  • Advertise your house, including putting it on the Multiple Listing Service, or MLS
  • Arrange showings and hold open houses
  • Coordinate and negotiate with the buyer’s agent
  • Determine the right listing price
  • Figure out what similar homes in your area are selling for
  • Prepare disclosure forms, as well as other forms and documents
  • Receive offers and hold money in escrow

Selling your home yourself may save you some money in commissions that you would ordinarily pay a Realtor®. However, it requires you to do all of these things instead. You’ll also need to know the legal rules that govern real estate transactions in the state of Tennessee.

Why Choosing a Realtor May Be Right for You

About 92 percent of buyers search for homes online. Working with a Realtor is one way to ensure that your home gets in front of those online buyers; he or she will be able to advertise your home on various major websites, including the MLS.

Industry disclosures and regulations have steadily become more complicated, and in the past several years, the number of people selling their own homes successfully has dropped dramatically.

Are You Selling in Williamson or Davidson Counties?

If you’re selling your home in Franklin, Brentwood or any of the surrounding communities, we can help. We create intensive, individualized marketing plans for each of our clients based on market conditions, the seller’s needs and the home, and we’ll be happy to do the same for you.

Call us at 615-473-5973 or contact us online today. We’ll help you determine what your home is worth and create a tailored marketing plan that puts your home in front of the right buyers.

Posted in: Blog, Real Estate, Selling

Thinking About Buying and Flipping Houses? Here’s What You Need to Know.

Buying and Flipping Houses in Tennessee

The first quarter of 2015 showed an average gross profit of over $72,000 on house “flips,” and if you’re like most people with an entrepreneurial spirit, you might be thinking of cashing in on something like this. However, it’s important for you to know that house flipping is more complicated than just buying and selling a home – and reality TV shows don’t really depict the process accurately.

Should You Buy and Flip Houses in Middle Tennessee?

If you’re thinking about buying a home in Middle Tennessee so you can fix it up and sell it quickly, ask yourself:

  • Where are you planning on buying and flipping property? Purchasing a house at the top of the price range in an upscale neighborhood means you are relying on that area’s property values to increase, not remain stagnant.
  • What trends do the experts say are going to affect the future of the real estate market? When the market is good, experienced house flippers see money growing on trees. When the market drops, those same trees can be quite bare.
  • What’s your game plan? Some house flippers like to a purchase a fixer-upper for a cheap price, make repairs and then sell it. You’ll need a timeline and a budget so you can ensure you don’t get in over your head.

Potential Drawbacks to Flipping Houses in Tennessee

Even a perfect plan can go wrong—budgeting flaws, timing problems, a sudden increase in neighborhood crime—leaving you with a house that won’t sell.

If you’re thinking about diving into the market, know that:

  • Your expenses could exceed your returns. Unforeseen costs, taxes and other fees can add up quickly. Remember, the longer it takes to flip a house, the more money you stand to lose.
  • You may have to pay capital gains taxes on your earnings.
  • The real estate market fluctuates. If your three-month remodel turns into a thirteen-month overhaul, a home you expected to sell for $480,000 might only sell for $400,000.

Advantages to Flipping Houses in Tennessee

Aside from the pleasure of improving a property, you might enjoy these added benefits:

  • You can profit without financial contributions. If you partner with investors and provide the sweat equity, you might not need to contribute any of your own money.
  • House-flipping can be an excellent short-term investment. The average return on investment for house flips in the first part of 2015 was 35.1 percent.
  • You can maximize your return with the right people on your team. If you work with a good Realtor®, you can find properties that need a little work priced much lower than other homes nearby. In many cases, you’ll be able to list and sell these homes for a tidy profit—even if property values remain flat.

What Kind of Home Are You Looking For?

Let’s talk about how I can help you find the right home for your needs. Call me at 615-473-5973 or get in touch with me online. I’ll start looking for properties that match your criteria right away.

Posted in: Blog, How-To, Real Estate

How Much House Can You Afford?

How Much House Can You Afford in Brentwood, Franklin, Nashville or the Surrounding Areas

Lenders determine whether you can afford mortgage payments by evaluating your credit risk and overall financial condition. Generally, they’ll want to make sure that your debt-to-income ratio is low enough that you can afford to repay them.

How to Determine Your Debt-to-Income Ratio

Mortgage lenders want to know that no more than 28 percent of your income will go toward repayment of your loan. Simply multiply your gross monthly salary by 0.28 to figure out how much house you can afford.

You can determine your own debt-to-income ratio by adding up all of your monthly obligations (including your current mortgage or rent payments) and dividing that number by your gross monthly income.

If you pay $1,000 for a mortgage, $500 in bills and $500 in other expenses, your monthly obligations are $2,000. Assuming your gross monthly income is $6,000 (remember, that’s before taxes), then you’ll divide 2,000 by 6,000.

In this case, your debt-to-income ratio is 33 percent.

How Lenders Assess Your Creditworthiness

For the most part, lending institutions use the 5 Cs to assess your creditworthiness. They take into account:

  • Credit history. Have you always paid your bills on time? Have you ever defaulted on a loan or declared bankruptcy? These and other factors provide lenders with your credit score, which shows how fiscally responsible you have been in the past. All legitimate lenders will check your credit rating before considering your application.
  • Capacity. Based on your employment history and past levels of income, lenders can get an idea of your ability to repay a large loan. Underwriters use your debt-to-income ratio to evaluate your credit risk and determine whether you have the capacity to pay back a mortgage loan.
  • Collateral. When you purchase a home, it’s through a secured loan – and the collateral is your home. If you fail to make payments on your loan, the home becomes the lender’s property.
  • Capital. Mortgage lenders view capital as anything you could rely on to make payments if you experienced a sudden loss of income. Your capital consists of investments, savings accounts, retirement accounts and other assets that you can quickly liquidate.
  • Conditions. Conditions of a loan involve how you intend to spend the money you receive from a loan. In the case of a mortgage loan, lenders will want to ensure you are purchasing a home by talking to your Realtor® and possibly inspecting the home.

Ready to Explore Middle Tennessee Homes in Your Price Range?

Call me at 615-473-5973 or send me a note online. I’ll be happy to build a custom search based on your needs and help you find the perfect home for sale in Williamson County.

Posted in: Blog, How-To, Real Estate

Should You Get Preapproval Before House-Shopping?

 

Should You Get Preapproval Before House-Shopping for a Home in Middle Tennessee

If there’s one thing you should do before you start house shopping, it’s getting preapproval from a lender.

Preapproval is a conditional commitment from a lender. That means if you continue to meet the same conditions you meet when you apply, the lender will likely approve you for financing when the time comes.

Why Should You Get Preapproval Before House-Shopping?

A preapproval from a lender will help you with three key aspects of the home-buying process: knowing your price range, competing with other buyers, and expediting the buying process.

If you’re not sure which lender might be right for you, or whether you should apply for home financing as a couple or fly solo, talk to your Realtor®. We’ll be able to point you in the right direction.

Preapproval Lets You Shop in the Right Price Range

While you may have an idea about how much house you can afford, lenders consider a number of factors that most people don’t. A lender’s preapproval will provide you with a specific price range.

Your preapproval will help you determine how much money you’ll need for a down payment and what your monthly payments may look like. Further, lenders offer several types of mortgages. You may find that one type of home loan suits you better than others do.

A Preapproval Shows Sellers You’re Serious

The real estate market moves quickly. Many homeowners receive multiple offers, and it’s safe to say that sellers are likely to consider buyers who have been preapproved before those who haven’t. If you don’t have a preapproval, you could be sending sellers a signal that you’re not prepared to buy.

In some cases, this document can even get you a better price or more advantageous terms, such as cash at closing or a home warranty. Many sellers may be willing to forego a higher price in order to ensure a smooth transaction (and to prevent a deal from falling through due to financing problems).

A Lender’s Preapproval Can Speed Up the Process

Financial institutions can take several weeks to underwrite and approve your loan. Because the mortgage lender has already reviewed your financial information, preapproval puts you on the fast track to final loan approval.

A word of caution: prequalified and preapproval aren’t the same thing. Prequalification doesn’t include an in-depth examination of your financials, nor does it carry the weight of a preapproval.

Already Have a Preapproval?

Even if a lender hasn’t preapproved you for a loan, let’s talk about Middle Tennessee real estate. Call me at 615-473-5973 or contact Mallard Property online and tell me what type of home you’re looking for – I’d love to help you find it.

Posted in: Blog, Real Estate

How NOT to Sell a House

How NOT to Sell a House in Middle Tennessee - Gennifer Mallard, Realtor

 

If you’re that rare seller who wants to put his or her home on the market without actually selling it, this one’s for you.

Follow these five sure-fire tips to let your home sit on the market for weeks and you’ll be watching those weeks stretch into months in no time. In fact, you probably won’t need to move for years.

Don’t clean too thoroughly.

People buy houses to live in, right? Then you want yours to look lived-in! Maybe you’ll clean up the dinner dishes, vacuum and make the bed out of habit. However, you don’t need to sweat the small stuff such as washing the walls or picking up yard litter.

Repairs? Let the buyer handle them!

People love to do repairs on a newly-purchased home. Moving is dull, and fixing stuff helps break up the monotony. Who wouldn’t look forward to repairing leaky faucets and battling with a closet door that just won’t stay on its track? Many buyers will even hire a home inspector to write their to-do list for closing day.

Staging isn’t for everyone.

When your Realtor® talks about staging your home, she’s really just trying to keep you busy. She knows how easy it is to pack up all your belongings and find another place to live, and she doesn’t want you to get restless while you wait for a new home to fall into your lap.

Curb appeal… Isn’t that a TV show?

Natural is in, so overgrown lawns shouldn’t be a problem for modern homebuyers. Besides, your buyers will be living inside the house; they don’t care what the outside looks like.

Pick a price; any price.

While your Realtor knows the Middle Tennessee real estate market, you should only concern yourself with how much your home is worth to you. Let your emotions guide you when you’re setting the price for your home, and then tack on an additional $10,000 ($20,000 if you have a pool).

*If your home does sell after following these simple instructions, you can take some solace in the fact that it probably sold for much less than it might have if you hadn’t stumbled upon this handy guide.

 

Posted in: Blog, How-To, Real Estate

Should Couples Apply for Home Financing Together?

Should Couples Apply for Home Financing Together in Middle Tennessee - Middle Tennessee Real Estate ListingsMost of us need to apply for financing when we purchase homes. Unless you’re one of the fortunate few who can buy a house with what’s in your bank account today, you will, too. Some people, including married couples, are better off applying for financing in just one name.

In some cases, it’s a clear-cut decision. One partner has lower-than-average or bad credit, while the other has a great score and enough income to satisfy the lender.

Other times, though, it’s not so cut-and-dry.

Should Couples Apply for Home Financing Together?

When you’re trying to determine who should apply for home financing, you need to know that lenders generally consider:

  • The lowest “middle” credit score between you. Let’s say the three credit bureaus report an 800, an 810 and an 820 for you; they report a 650, a 660 and a 670 for your partner. The lender is going to use the lower of the two “middle” credit scores, which is 660, when they determine whether you qualify.
  • Your combined debt-to-income ratio. While it often makes sense to use your partner’s income to lower your own debt-to-income ratio, remember that lenders will also consider his or her debts. Even though your partner may contribute quite a bit to the total income you’re reporting to the lender, if he or she has a high debt-to-income ratio, you might be better off flying solo.

Other things that you need to consider include the interest rates lenders are willing to give you and whether you and your spouse will have equal rights to the property under Tennessee law.

What Lenders Want to See

When lenders evaluate your creditworthiness, what they’re really looking for is an answer to their biggest question: Will this person repay the loan?

Generally, your monthly mortgage payment (including the principal, interest, taxes and insurance) shouldn’t be higher than 28 percent of your gross monthly income. The easiest way to figure out your housing expense ratio is to multiply your monthly salary by 0.28. You can also multiply your annual salary by 0.28 and divide it by 12 to figure out how high your payments can be if you’re approved for a mortgage.

For some people, the best choice is a joint mortgage application. Because everyone’s situation is unique, it’s important that you take a good, hard look at your financial situation and be honest with yourselves about applying for a home loan.

Need a Realtor®?

Whether you’re looking for a brand-new, custom-built home in beautiful Franklin or you want to escape busy city life in rural Thompson’s Station, I can help.

Call me at 615-473-5973 or contact Mallard Property online. I’d love to help you find the perfect space for your needs.

Posted in: Blog, Franklin, Real Estate, Thompson's Station

How to Find the Perfect Neighborhood

How to Pick the Perfect Neighborhood - Nashville-Area Homes for SaleNeighborhoods in Middle Tennessee are famous for one common thread: a sense of community. With that said, each neighborhood has its own character. How will you know when you’ve found the perfect one for your needs?

What to Look for in a Neighborhood

Before you start listing the pros and cons of each subdivision and neighborhood in the Greater Nashville area, decide what you’re really looking for.

Do you want walking trails along tree-lined streets? Proximity to work, school or recreation? Maybe you need a place that’s extremely dog-friendly, or you want to live in a community where you can hear kids laughing until the street lights come on.

What type of home do you want to live in? Is condominium living your style, or would you prefer to have more than a few walls separating you and your neighbors?

If you have children, or if you plan to have children, you’ll probably want to look at the local schools and their ratings, as well. You can also ask local police departments for neighborhood crime statistics.

Write down your list of “must-haves.” You’ll need it once you start narrowing down your choices.

Play Neighborhood Detective

Start exploring Middle Tennessee real estate listings for homes that meet your needs. This is the fastest way to pare down your list of potential neighborhoods.

Once that’s done, take a leisurely drive (or two) through the communities that still interest you. Visit in the morning, in the afternoon and in the evening to see how the time of day affects the area. A neighborhood that’s peaceful and serene between noon and 3 p.m. might become party central at 7:30 p.m., so you’ll be able to get a great snapshot of each community’s ins and outs by visiting at various times.

You’ll need to look for “For Sale” and “For Rent” signs; they can signal that a neighborhood is declining in popularity and, in some cases, that property values are dipping.

When it comes to neighborhoods, your first impression is usually trustworthy. It’s always okay to trust your gut while you’re finding the perfect place to live.

Ready to Find Your Dream Home?

Call me at 615-473-5973 or contact Mallard Property online. I’ll use my extensive experience to help you find a home you’ll love.

Posted in: Blog, Real Estate

Rent vs. Buy: What’s Right for You?

Rent vs. Buy - Which is Right for You - Middle Tennessee Real Estate ListingsMost of us have wondered whether renting suits our purposes or buying a home in Middle Tennessee would be a better choice.

Unfortunately, there’s no one-size-fits-all answer—every situation is unique.

You can determine which is right for you with a candid evaluation of your financial circumstances (and maybe a little number-crunching).

Rent vs. Buy: What’s Right for You?

Let’s start with the number-crunching to get it out of the way.

If you’re currently renting, write down your monthly rent amount. Put a symbol next to it that reminds you that renting doesn’t build equity; you’ll never see any return on your investment except to have a roof over your head. If you stop paying on your rental property after 10, 15 or even 30, that roof disappears.

Now take out your calculator and multiply your gross monthly income by 0.28. According to Bankrate, mortgage lenders typically worry about whether you can make mortgage payments; they often assume that as long as your payments are below 28 percent of your gross monthly income, you’ll be able to do so.

If you make $4,000 per month in gross (pre-tax) income, $4,000 x 0.28 is $1,120. That means you could—theoretically—afford a mortgage payment of $1,120 per month. However, that amount needs to include:

  • Your principal payment (the amount of your payment that actually repays the debt)
  • Your mortgage interest (the amount of your payment that pays the bank for lending you the money in the first place)
  • Your homeowner’s insurance
  • Your property taxes

Assuming you’re happy with the number you got when you calculated 28 percent of your income, let’s look at your goals and consider other financial questions.

Ask yourself:

  • Do you plan to stay in one place for 5 or more years? Will you be able to conduct or pay for routine home maintenance? Many homeowners pay about 1 percent of their home’s value each year in maintenance.
  • Can you afford closing costs?
  • Do you qualify for a special type of loan, such as a VA loan after military service?

If you’re sitting on the fence, start looking at Middle Tennessee real estate listings. When you are ready to buy, call me at 615-473-5973 or contact Mallard Property online. I’d love to help you find the perfect space.

Posted in: Blog, Real Estate

10 Things to Ask Your Custom Homebuilder

10 Questions to Ask Your Custom Homebuilder - Middle Tennessee New Construction for SaleWhen you’re shopping for a homebuilder, you need to know that the company you hire is worth their salt. After all, you’re going to live in your new house for a while; the last thing you want to deal with is shoddy workmanship or unexpected costs that crop up at the worst times.

Other than reading website reviews, which can be helpful, how are you supposed to find out whether a builder is trustworthy?

It’s simple. Put them through an interview process.

10 Things to Ask Your Custom Homebuilder

Any good homebuilder will welcome you to come by the office, ask questions and (hopefully) have a cup of coffee. When you’re there, looking at glossy photos of the builder’s recent work, here’s what you need to ask.

1. How many homes have you built during the years you’ve been in business?

2. How would you compare yourself with other local builders as far as benefits and costs?

3. What type of warranty do you offer on the homes you build?

4. Can I provide my own floor plans or modify yours?

5. What are the standard features in all of your homes?

6. When will you determine the final price of my home, and how will you arrive at that figure?

7. How long do you anticipate a home like mine will take to complete?

8. Will I be able to walk thru the home while it’s under construction?

9. What do I do if I have questions or concerns during the process?

10. How do you handle upgrades and changes?

While this is by no means a comprehensive list of questions you’ll have for a potential homebuilder, it’s a start. By finding the answers to these questions before you agree to work with a builder, you’ll save yourself several headaches down the road.

Let’s Talk About Your Real Estate Options

If you’re set on finding a vacant home site where you can build your dream home from the ground up, I can help. I also have extensive access to the MLS, where you’ll find real estate listings in Franklin, Brentwood, Nashville and many other cities across Middle Tennessee.

Call me at 615-473-5973 or contact Mallard Property online. I’d love to find out what you’re looking for… and then help you find it.

Posted in: Blog, Real Estate

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Benchmark Realty, LLC

Gennifer Mallard, Realtor

615-473-5973 Direct

615-371-1544 Office

GenniferMallard@gmail.com

Benchmark Realty, LLC
318 Seaboard Lane, Suite 112
Franklin, TN 37067
License #00292590
Company License #259153

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