Homebuyers Get Creative Amid Historically High Property Values
Economics News Politics Science

Homebuyers Get Creative Amid Historically High Property Values

Authored by Michael Washburn via The Epoch Times (emphasis ours),

The dramatic rise in median home prices in New York City and other busy real estate markets from pre-pandemic levels, and the intense competition for desirable properties, has driven buyers throughout the country to pursue a range of innovative solutions they might never have considered four or five years ago, brokers and real estate lawyers have told The Epoch Times.

With the median home listing price in New York City at $825,000, and a median sale price of $776,100, according to realtor.com figures, the Big Apple stands out as one of the most expensive and competitive markets in the nation.

By comparison, the median price stood at $615,000 in January 2019.

But that does not mean that buyers elsewhere have it easy. Throughout the rest of the country, they are looking long and hard for affordable deals with average home prices poised at $412,300.

The pandemic was something of a turning point. In the period from the first quarter of 2020 to the end of 2024, for example, the average price rose nearly 50 percent, from $329,000 to $479,500, according to data from the Federal Reserve Bank of St. Louis.

Mark Scheier, cofounder of Acton, Massachusetts-based real estate law firm Scheier Katin & Epstein, said recent analyses that describe the current market as a buyer’s market—where inventory volume and a relatively low bar for access favor buyers over sellers—are mistaken.

I’m not experiencing a buyer’s market at all, I’m still experiencing a seller’s market here,” he told The Epoch Times.

Until recently, about 10 percent of the deals Scheier brokered for clients were all-cash deals, while the rest involved some mixture of financing—typically, bank loans—and cash.

Almost 40 percent of my deals are cash deals, which was never the case before. People are doing everything they can, breaking into their retirement money, pooling all their assets together, to try to make cash deals,” Scheier said.

With prices rising so rapidly, one factor is fear of missing out (FOMO)—an acute sense on the part of many buyers that if they don’t get in now, they will face an even more fiercely competitive market in the near future, he stated.

A corollary to this perception, he said, is the need to acquire properties whose value is increasing dramatically and take advantage of the price appreciation while they still can.

I’ve been practicing for 51 years, and I’ve seen all the ups and downs, and right now, I think there’s a lot of FOMO going on,” said Scheier.

“The train is leaving without them and if they don’t rush to get on the train, they’re going to lose out on that appreciation. People are feeling that way, so they’re moving ahead, they’re jumping off the cliff.”

Many people in the market are coming to realize that mortgage rates are unlikely to fall back to 2.5 percent in the foreseeable future and that they will have to accept rates of 6.5–7.0 percent, which might have previously put them off trying to close a deal, Scheier noted.

But the historically high prices and the competition requires a diversification of strategy that brokers say they have rarely seen before.

Homes near Castle Harbor Marina in Stevensville, Md., on March 4, 2024. From the first quarter of 2020 to the fourth quarter of 2022, the median home sales price rose 46 percent, according to the Federal Reserve Bank of St. Louis. (Jim Watson/AFP via Getty Images)

Tough Times

Some real estate industry professionals hailed the $418 million settlement in March of a long-running lawsuit against the National Association of Realtors (NAR), Sitzer/Burnett v. NAR Commission.

The lawsuit took issue with agents’ use of the association’s Multiple Listing Service (MLS) and the practice of charging 6 percent commissions, often split evenly between sellers’ and buyers’ brokers, in property sales.

Michael Downer, a broker at Coldwell Banker Realty in Naples, Florida, said the settlement means that buyers’ brokers can no longer pretend to their clients that they are acting pro bono while in fact automatically getting half of the 6 percent commission paid to sellers’ brokers at closing.

Buy-side brokers will have to be more transparent about what they are actually doing and what compensation they should rightfully receive for their role in a deal.

At the same time, others criticized the outcome on the grounds that purchasers who cease finding a buy-side broker using the MLS will begin working directly with sellers’ brokers, which poses a conflict of interest given those brokers’ preexisting relationships with their own clients.

From a legal perspective, I don’t know that there has been that significant of a change in laws. Obviously, there was the recent NAR settlement, but it’s just with respect to the use of the MLS,” Zachary Schorr, a real estate lawyer and partner of the Los Angeles-based firm Schorr Law, told The Epoch Times.

In this highly competitive environment, some buyers are even going so far as waive the loan and appraisal contingencies that many have relied upon in the past to guarantee that they can get their deposit back if the mortgage financing they seek doesn’t get approved, or if the appraisal turned up unexpected issues at the property, said Schorr.

It can be a big mistake to waive these things or skirt due diligence—which may lead to serious problems after a sale, and cases of buyer’s remorse. Yet some people these days are acutely conscious of the disadvantage they face with respect to other buyers who are able to present themselves to sellers as unencumbered by any need to secure financing.

“It’s a more strategic way to do it if you’re in the all-cash market, or you’ll be beaten out by all-cash,” said Schorr.

This is a higher-end market, too. If you’re way above the median price, there are more all-cash buyers.”

Lara Mizrack, a broker at Brown Harris Stevens in New York City, described many buyers’ unease as largely a function of high interest rates, the upcoming election, and international uncertainty. Mizrack acknowledged the distinct advantage that cash buyers hold in the current market.

“An all-cash deal has a faster application process, easier closing, and a seller does not have concerns about bank rejections,” she said.

Children ride scooters past “Open House” flags displayed outside a house in Los Angeles on Sept. 22, 2022. (Allison Dinner/Getty Images)

Creative Approaches

The key for buyers in the current market who are not super-wealthy is to show a high degree of flexibility both with regard to the types of properties they set out to acquire no less than the terms and structures of financing, said Cara Ameer, a broker with Coldwell Banker Vanguard Realty in Ponte Vedra Beach, Florida.

Finding prices in the range they can afford may sometimes require buyers to look beyond the area where they live and to consider, say, a townhouse or condo unit rather than a single-family home, Ameer told The Epoch Times.

Another option is to buy a property in order to rent it out and use the revenue from the rental to pay off the mortgage and increase their share in the equity of the property in question, she said.

There are affordable opportunities in virtually every city and state, you just have to know where to look. Smaller towns near colleges and universities are often promising opportunities,” Ameer stated.

“Buyers should also work with a lender well versed in low- to no-downpayment loans, as well as first-time homebuyer programs and creative lending options that can help them access financing.”

Ameer noted that one Southern California lender she works with makes use of a program where buyers do not need to put any money down on a first mortgage and can take out a second mortgage using 3.5 percent in gift funds directly from the lender. The buyer must have funds to cover the closing costs.

The total paid at closing runs to around 3–4 percent of the purchase price, she said. Buyers who do not have the means even to cover that expense at closing can request a cost credit from the seller.

Ameer also pointed to Federal Housing Administration (FHA) loan programs that require 3.5 percent down, and conventional loan programs with low down payments that cover anywhere from 5 percent to 100 percent of the total purchase price.

Yet another option for buyers who do not have deep pockets is to seek out a property in a state of disrepair, whether that means something as serious as a missing roof or as cosmetic as broken air conditioning, and to apply for a renovation loan, Ameer said.

Read more here…

Loading…

Originally Posted at; https://www.zerohedge.com//

Stay Updated with news.freeptomaineradio.com’s Daily Newsletter

Stay informed! Subscribe to our daily newsletter to receive updates on our latest blog posts directly in your inbox. Don’t let important information get buried by big tech.






Current subscribers:

Key Battle On Election-Betting Market Heads To Appeals Court

Key Battle On Election-Betting Market Heads To Appeals Court

Key Battle On Election-Betting Market Heads To Appeals Court

Authored by John Haughey via The Epoch Times,

A legal battle over the future of a website’s election prediction market is set to continue on Sept. 19, when an appeals court hears the case of Kalshi v. CFTC, a decision that could reshape how Americans engage in political discourse.

The three-judge U.S. Court of Appeals for the District of Columbia Circuit will be considering whether individuals should be permitted to purchase contracts to participate in predictive markets that trade on the outcome of elections. If so, should these markets be regulated like other financial exchanges and commodity markets or as a form of gambling?

New York-based KalshiEx LLC argues that the elections market section of its website is a derivatives trading platform where participants buy and sell contracts based on projected outcomes of events, such as elections, and should be regulated no differently than grain futures that investors purchase as hedges against price fluctuations.

These markets provide a “public benefit” by gauging public sentiment in real-time, Kalshi maintains, a valuable guide for policymakers, politicians, and pundits in charting the public pulse.

The Commodity Futures Trading Commission (CFTC), which regulates the U.S. derivatives markets, argues that Kalshi’s platform blurs the line between commodity trading and gambling, and should not be viewed the same as futures contracts.

The commission maintains that Kalshi’s market puts it in a position to be a de facto elections regulator, which it is not designed to be. Such contracts provide no “public interest” and, in fact, pose a risk to electoral integrity and could potentially incentivize manipulation and fraud, the CFTC argues.

Those conflicting contentions are the core of what the appellate panel will deliberate on before it decides to lift or sustain its stay on U.S. District Judge Jia Cobb’s Sept. 6 ruling in favor of the platform. Judge Cobbs found that the defendant, CFTC, exceeded its statutory authority as a Wall Street regulator when it issued a September 2023 order stopping Kalshi from going online with its market because it is a “prohibited gambling activity.”

Judge Cobbs on Sept. 12 also denied CFTC’s motion for a stay while it mounts an appeal.

After the initial stay request was rejected, Kalshi wasted little time getting its market online. Attorneys for the CFTC were also busy, and within hours secured a stay from the appeals court, setting the stage for the 2 p.m. Sept. 19 hearing.

In the brief time before trading was paused “pending court process” late Sept. 12, more than 65,000 contracts had been sold on the questions, “Which party will control the House?” and “Which party will control the Senate?

The appellate panel will essentially be engaged in a technical legal debate over the definition of “gaming” and “gambling,” and how they would apply, in this case, to any potential regulation.

In its Sept. 13 filing calling for the stay to be lifted, Kalshi rejected CFTC’s definition that trading on election prediction markets is “gaming.”

“An election is not a game. It is not staged for entertainment or for sport. And, unlike the outcome of a game, the outcome of an election carries vast extrinsic and economic consequences,” it maintains.

The CFTC said in its Sept. 14 filing that because “Kalshi’s contracts involve staking something of value on the outcome of elections, they fall within the ordinary definition of ‘gaming.’”

‘Horse Has Left the Barn’

Regardless of how the panel rules, “The horse has left the barn,” said data consultant Mick Bransfield, of Pittsburgh, Pennsylvania, who trades on Kalshi’s website and purchased a “Senate control” contract.

There are ample opportunities to place election wagers on offshore websites such as New Zealand-based PredictIt, which imposes strict spending limits; on websites such as Polymarket, a New York-based platform that cannot legally accept wagers from within the United States; or the American Civics Exchange, where businesses and high net worth individuals can purchase “binary derivative contracts” through proxies tied to policy and electoral outcomes as hedges against “unpredictable electoral, legislative, and regulatory events.”

Predictit.org/Screenshot via The Epoch Times

“Elections predictive markets have been around since 1988 in the United States,” Bransfield told The Epoch Times, adding that the issue is “more nuanced than people realize.”

That nuance, said Carl Allen, author of The Polls Weren’t Wrong, is that Kalshi’s platform would be the first federally regulated U.S.-based predictive elections market open to all individuals without spending limits.

“To me, the question is not should it be regulated, the question is how? I think that is where we are,” Allen, who writes about predictive markets on substack, told The Epoch Times.

“It’s challenging to get your arms around this because there are so many organizations involved with it,” he said. “We’re reaching a really interesting point with sports betting going from totally disallowed, except for in Vegas and a few brick-and-mortar [stores], to being everywhere; crypto currency drastically growing; ETFs [Exchange-Traded Funds] getting big;” and Kashi attempting to open a predictive market on election outcomes.

Prediction market trader and Kalshi community manager Jonathan Zubkoff, who also writes about predictive markets and wagering, said the CFTC’s claim that elections markets are betting websites is mistaken.

“It’s not the same as sports betting” where there is “a line posted and billions of dollars are traded against it across different time zones,” prompting the odds to fluctuate, he told The Epoch Times.

“If you are looking at a line [to bet] on a Friday night for a Sunday game, there’s no hedge whatsoever.”

In elections markets, “there actually is a hedge” that gives people an opportunity to put money where “their bias is,” Zubkoff said.

Coalition For Political Forecasting Executive Director Pratik Chougule said another difference between sports betting and other types of gambling and predictive elections markets is that “unlike many other forms of speculation, the wagering here has a real public interest benefit. These markets inform in a way that is very beneficial.”

In October 2023, Chougule told The Epoch Times that elections markets reflect predictive science, citing numerous studies documenting that political betting websites are better indicators of public sentiment than any other measure except the election results themselves, including a study by Professor David Rothschild of the University of Pennsylvania’s Wharton School of Business.

“Polling is very unreliable,” he said. “And so we basically believe that, in order to promote good forecasting for the public interest, we believe that political betting is one solution to that because, at the end of the day when you have people wagering their own money on the line, that creates incentives that are very hard to replicate through other ways.”

Chougule, who hosts the podcast Star Spangled Gamblers, believes that, while not always accurate, election predictive markets are the best gauge of public sentiment in real-time.

“When they make a prediction, they are putting their money on the line,” he said. “It’s a pretty clear barometer of how an election is going.”

‘Gray Area’ Needs Rules

Chougule said he was “pessimistic” that Kalshi’s elections market would be online by Nov. 5.

“I think when you look at the landscape at the federal and state level, at Congress, at federal agencies, [there is] fear and skepticism and concern about what widespread elections betting could mean for our democratic institutions,” he said. “I don’t agree but it’s a fact.”

Bransfield said he was surprised by Cobb’s ruling against the regulators. “It did not seem the district court would side with Kalshi after the oral arguments in May,” he said. “The judge referred to elections contracts as ‘icky.’ That gave me the assumption that it would be unpalatable to her.”

But there is reason to be deliberative, Bransfield said.

“We should always be concerned about the integrity of our elections but these elections contracts have been around for so long,” he said, noting that more than $1 billion in 2024 U.S. elections contracts have already been purchased in the United Kingdom alone. “All those concerns already exist and have for a long time.”

Certainly, Allen said, “there are a lot of downstream effects that we are going to see from this,” but some fears are unfounded.

Unlike a sports contest where one player can affect the outcome, it would take a widespread concerted effort to “fix” an election, he said. Nevertheless, there is “potential for unscrupulous actors to release a hot tip” that could affect predictive markets.

Allen cited speculation about when former South Carolina Gov. Nikki Haley would end her presidential campaign during the Republican primaries, whether Robert F. Kennedy would pull the plug on his independent presidential campaign, and who both parties would pick as their vice presidential candidates as examples.

“A handful of people knew about [vice president picks] before it was public. It would be financially beneficial for someone to throw a couple [of] thousand dollars into that market,” he said.

Prime Minister Rishi Sunak (C) and his wife Akshata Murty (in yellow) at the launch of the Conservative Party general election manifesto at Silverstone race track in Northamptonshire, England, on June 11, 2024. James Manning/PA

The CFTC, in its challenge, noted that bets had been placed on the July 4 British general election date before Prime Minister Rishi Sunak officially announced it in May.

“It is very hard to see this gray area without some rules,” Allen said.

“Claiming that betting in elections is going to lead to issues with democracy and election integrity is one of the most ridiculous things I ever heard,” Zubkoff said, calling them “elections integrity dog whistles.”

Critics “are sort of lashing out,” he continued.

“It is a total misunderstanding. As someone who has traded in these markets, I haven’t seen anything that remotely constitutes a threat” to election integrity.

Zubkoff said Kalshi “very clearly has the better arguments” and cited the Supreme Court’s Chevron repeal as momentum that “bodes well for the future” of predictive elections markets.

He believes the appellate court will deny CFTC’s motion to extend the stay, and placed the odds of Kalshi getting a “yes” to go online before November’s elections at 60 percent.

Zubkoff noted that just like predictive elections markets, those odds could change in real-time during the hearing. “I could give you much better odds while listening to the hearing just based on the questions the judges ask,” he said.

Allen said the odds are “better than 60-40” that Kalshi will win its case, before qualifying that prediction with the ultimate hedge: “I don’t know how much money I would put on that.”

Tyler Durden
Thu, 09/19/2024 – 09:30

Lebanon PM urges UN to take firm stance over Israel's 'technological war'

Lebanon PM urges UN to take firm stance over Israel’s ‘technological war’

Lebanon’s Prime Minister called Thursday for the United Nations to oppose Israel’s “technological war” on his country ahead of a Security Council meeting on exploding devices used by Hezbollah that killed 32 people. Najib Mikati said in a statement the UN Security Council meeting on Friday should “take a firm stance to stop the Israeli […]

The post Lebanon PM urges UN to take firm stance over Israel’s ‘technological war’ appeared first on Insider Paper.

Russia's Shadow Fleet Is A Ticking Geopolitical Timebomb

Russia’s Shadow Fleet Is A Ticking Geopolitical Timebomb

Russia’s Shadow Fleet Is A Ticking Geopolitical Timebomb

Authored by Antonio Garcia via OilPrice.com,

  • Despite Western sanctions and oil price caps, Russia continues to use an aging “shadow fleet” of tankers to circumvent restrictions, allowing for stable oil exports.

  • Russian oil is now primarily heading to ‘friendly markets’ like China, India, and Turkey.

In response to Russia’s full-scale invasion of Ukraine in February 2022, the European Union and several other Western countries imposed extensive sanctions on Russia, attempting to stop the trade of Russian oil. In December 2022, the G7 countries decided on an oil price cap. However, Russia has found ways to circumvent these sanctions, primarily through the creation of a “shadow fleet” of oil tankers.

Despite robust US Treasury sanctions targeting the shadow fleet, Russia continues to expand it by incorporating new tankers, allowing for stable exports and further evasion of oil price caps. Only 36% of Russian oil exports were shipped by IG-insured tankers. For other shipments, Russia utilized its shadow fleet, which was responsible for exports of ~2.8 mb/d of crude and 1.1 mb/d of oil products in March 2024.

Kpler data shows that in April 2024, 83% of crude oil and 46% of petroleum products were shipped on shadow tankers. The shrinking role of the mainstream fleet fundamentally undermines the leverage of the price cap.

The shadow fleet is a collection of aging and often poorly maintained vessels with unclear ownership structures and lack of insurance. The number of old, outdated ships departing from Russia has increased dramatically. The EU has recently introduced legislation aimed at cracking down on the sale of mainstream tankers into the Russian shadow trade, but the problem persists. Russia managed to expand its shadow tanker fleet, adding 35 new tankers to replace 41 tankers added to OFAC’s SDN list since December 2023. These tankers, all over 15 years old, are managed outside the EU/G7. With 85% of the tankers aged over 15 years, the risk of oil spills at sea is heightened.

The shadow fleet poses a significant and rising threat to the environment. The aging and underinsured vessels increase the risk of oil spills, a potential catastrophe for which Russia would likely refuse to pay. The vessels can cause collisions, leak oil, malfunction, or even sink, posing a threat to other ships, water, and marine life. With estimates suggesting over 1,400 ships have defected to the dark side serving Russia, the potential for environmental damage is substantial. For instance, since the beginning of 2022, 230 shadow fleet tankers have transported Russian crude oil through the Danish straits on 741 occasions. Also, a shadow fleet tanker on its way to load crude in Russia collided with another ship in the strait between Denmark and Sweden. Last year, a fully loaded oil tanker lost propulsion and drifted off the Danish island of Langeland for six hours. Recovery after any potential oil spill could take decades.

Added to the environmental issue, seaborne Russian oil is almost entirely heading to the Asian markets, with India, China, and Turkey being the biggest buyers. In 2023, 86% of oil exports went to friendly countries compared to 40% in 2021, and 84% of petroleum product exports compared to 30% in 2021. This shift in export destinations highlights the changing geopolitical landscape of the oil market due to the sanctions and the rise of the shadow fleet.

Several measures have been proposed to address the challenges posed by the shadow fleet. These include stricter sanctions on individual vessels, increased scrutiny of financial institutions involved in Russian oil deals, and fines that would limit sales or decommission tankers. The G7 countries are taking measures to tighten control over the price cap and further pressure Russia. The US has introduced a series of sanctions against ships and shipowners suspected of violating the price cap. However, concerns remain that these measures could lead to higher energy prices and escalate tensions with Russia. The Danish foreign ministry has stated that “The Russian shadow fleet is an international problem that requires international solutions.”

The shadow fleet has allowed Russia to circumvent Western sanctions and continue profiting from its oil exports, but it has come at a significant cost. The environmental risks posed by these aging and poorly maintained vessels are alarming, and the shift in oil trade patterns is reshaping the geopolitical landscape. Addressing this complex issue will require concerted international efforts and a delicate balance between maintaining sanctions and ensuring stable energy markets. The situation is unsustainable, and the need for action is becoming increasingly urgent.

Tyler Durden
Thu, 09/19/2024 – 03:30

North Korea claims it tested ballistic missile with 'super-large' warhead

North Korea claims it tested ballistic missile with ‘super-large’ warhead

North Korea claimed Thursday that its latest weapons test had been of a tactical ballistic missile capable of carrying a “super-large” warhead, and a strategic cruise missile, state media reported. Leader Kim Jong Un “guided the test-fires”, the official Korean Central News Agency said, of the “new-type tactical ballistic missile Hwasongpho-11-Da-4.5 and an improved strategic […]

The post North Korea claims it tested ballistic missile with ‘super-large’ warhead appeared first on Insider Paper.