Blog - Leagan Realty

Do VA Entitlements Ever Expire?

March 14, 2025 by Lisa Eagan

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.

The Difference Between Pending And Contingent Deals

March 13, 2025 by Lisa Eagan

The real estate market can be a bit confusing, especially when you encounter terms like “pending” and “contingent” deals. Understanding these terms is crucial whether you’re a buyer or a seller, as they can significantly impact the progression of a property transaction.

What Is a Contingent Deal?

A contingent deal occurs when a seller has accepted an offer from a buyer, but the sale is dependent on certain conditions being met. These conditions, or contingencies, are clauses included in the contract that must be satisfied for the sale to proceed. Common contingencies include:

Home Inspection Contingency: The buyer can back out or negotiate repairs if significant issues are found during the inspection.
Appraisal Contingency: The deal depends on the property being appraised at a value equal to or greater than the agreed-upon purchase price.
Financing Contingency: The sale hinges on the buyer securing a mortgage loan.
Sale of Buyer’s Property Contingency: The buyer must sell their current home before purchasing the new one.

While the property is marked as “contingent,” it remains on the market, and other buyers can submit backup offers. However, the initial buyer typically has the first right to proceed with the purchase once the contingencies are resolved.

What Is a Pending Deal?

A pending deal indicates that all contingencies have been met, and the transaction is in its final stages before closing. At this point, the property is effectively off the market, and no new offers are being considered. The steps that typically remain in a pending deal include:

Finalizing Financing: The buyer completes the mortgage process.
Title Search and Insurance: Ensuring the property title is clear of any liens or disputes.
Final Walkthrough: The buyer conducts a last check of the property to ensure it’s in the agreed-upon condition.
Closing: The final step where all documents are signed, and ownership is officially transferred.

Key Differences

The main difference between pending and contingent deals lies in the stage of the transaction process. Contingent deals have unresolved conditions that could potentially derail the sale while pending deals have cleared these hurdles and are moving toward closing.

Understanding these terms helps buyers and sellers manage their expectations and strategize accordingly. For buyers, knowing the status can influence the timing and approach to making an offer. For sellers, it’s essential to keep the transaction moving smoothly to transition from contingent to pending status successfully.

Why It Matters

In a competitive real estate market, knowing whether a property is contingent or pending can help buyers decide where to focus their efforts. For sellers, understanding these terms ensures you’re better prepared for each stage of the sale and can address potential issues proactively.

Navigating the real estate landscape involves many such nuances, and being well-informed can make the process smoother and more successful for all parties involved.

Homebuyer’s Guide to Pre-Paid Costs

March 12, 2025 by Lisa Eagan

Buying a home is an exciting adventure, but it’s crucial to understand all the financial aspects involved to make the process smoother. Beyond your down payment and closing costs, there are several pre-paid costs that you’ll need to address at closing. These pre-paid costs are essential to consider as you plan your home purchase. Here’s a comprehensive guide to help you understand these costs and prepare effectively.

What Are Pre-Paid Costs?

Pre-paid costs are expenses you’ll need to pay upfront at closing, in addition to your down payment and closing costs. These costs are designed to cover certain future expenses related to homeownership and ensure that these obligations are met as you transition into your new home. Although the exact amounts can vary based on your location and loan type, common pre-paid costs include homeowners insurance, property taxes, mortgage interest, and an initial escrow deposit. If your new home is part of a community with a homeowner association (HOA), you may also need to account for HOA dues.

Common Types of Pre-Paid Costs

Initial Escrow Deposit:

What It Is: This is an upfront deposit into your mortgage escrow account. An escrow account helps manage your property taxes and homeowners insurance by spreading these expenses over monthly payments rather than having to pay a lump sum annually.
Why It Matters: It ensures that your taxes and insurance are paid on time, protecting both you and your lender. Typically, you’ll need to deposit a few months’ worth of property taxes and insurance premiums at closing.

Homeowners Insurance:

What It Is: Homeowners insurance protects your property against losses from events such as fire, theft, or natural disasters.
Why It Matters: Lenders require proof of insurance to protect their investment. You’ll need to pre-pay the first six to twelve months of premiums at closing, plus additional months in advance if you have an escrow account.

Pre-Paid Interest:

What It Is: This is interest paid upfront that covers the period from the date of closing to the end of the month before your first mortgage payment is due.
Why It Matters: It ensures that the lender is compensated for the time between closing and your first regular payment. The amount will depend on your loan amount, interest rate, and the number of days until your first payment.

Real Estate Property Taxes:

What It Is: These are taxes levied by local governments to fund public services such as schools and infrastructure.
Why It Matters: As a new homeowner, you’ll be responsible for paying property taxes from the date of purchase onward. If the seller has already paid property taxes for the year, you might need to reimburse them for the portion of the year you’ll own the home.

HOA Dues:

What It Is: If your new home is in a community with a homeowners association, you may need to pay HOA fees. These fees cover the maintenance of common areas and other community services.
Why It Matters: HOA fees are often collected in advance, so you might need to pay a prorated amount at closing based on the number of days remaining in the month.

How to Calculate Pre-Paid Costs

Estimating your pre-paid costs is crucial for accurate budgeting. Here’s a quick guide to help you:

Initial Escrow Deposit: Typically, this includes three months of homeowners insurance and three months of property taxes. Check with your lender or mortgage servicer for exact requirements based on your loan type and location.
Homeowners Insurance: Obtain quotes from several insurance providers to get an accurate estimate. Your lender will provide an estimate, but it’s wise to compare and confirm.
Pre-Paid Interest: To calculate, divide your annual mortgage rate by 365 to get the daily interest amount. Multiply this by your loan amount to get the daily cost, then multiply by the number of days between closing and your first payment.
Property Taxes: Multiply the local property tax rate by your home’s purchase price to estimate annual taxes. Your lender or real estate agent can also help with this calculation.
HOA Fees: Contact the HOA to get information on monthly or annual dues. Calculate the prorated amount based on the number of days in the month you’ll own the home.

Who Pays Pre-Paid Costs?

As the homebuyer, you are responsible for all pre-paid costs. These expenses will be collected at closing by a third party, such as your title company or escrow agent, and deposited into your escrow account if applicable.

Need More Help?

Navigating pre-paid costs can be complex but understanding them is key to a smooth closing process. If you have questions or need assistance with estimating your home loan’s pre-paid costs, don’t hesitate to give us a call!

By preparing for these pre-paid costs, you’ll be better equipped to manage your homebuying budget and enjoy the journey to homeownership with confidence

Millennials and the Pursuit of Homeownership

March 11, 2025 by Lisa Eagan

With rapid technological advancements and shifting societal norms, millennials find themselves facing a unique set of challenges and opportunities when it comes to securing a mortgage. The journey toward homeownership for this generation is a multifaceted one, influenced by factors ranging from soaring student loan debt to evolving housing preferences.

The Student Loan Conundrum: One of the primary obstacles that millennials face when considering homeownership is the burden of student loan debt. With the rising cost of education, many find themselves struggling with substantial loan balances, which can impact their ability to qualify for a mortgage. Lenders typically assess debt-to-income ratios and high levels of student loan debt can tip the scales unfavorably. However, there are programs and strategies available to help manage this challenge, such as income-driven repayment plans and loan forgiveness options.

Changing Housing Preferences: Millennials are rewriting the script when it comes to what they desire in a home. Unlike previous generations, many millennials prioritize experiences over possessions and seek homes that align with their values and lifestyles. The demand for urban living, sustainable features, and smart home technology is on the rise. As a result, the real estate market is adapting to accommodate these shifting preferences, offering diverse options that cater to the unique tastes of millennial homebuyers.

Rising Housing Costs: The dream of homeownership is further complicated by the increasing cost of housing in many regions. Inflated real estate prices, coupled with the financial aftermath of the 2008 recession, have made it challenging for millennials to save for a down payment. Creative solutions, such as shared equity arrangements and government assistance programs, are emerging to address this issue and provide a helping hand to aspiring millennial homeowners.

The Gig Economy and Employment Trends: The gig economy, characterized by freelance work and short-term contracts, is a defining feature of the millennial workforce. While providing flexibility, it can also introduce uncertainty when it comes to mortgage eligibility. Traditional income verification methods may not capture the varied income streams of gig workers, making it essential for lenders to adapt their approaches. Likewise, millennials must be proactive in demonstrating their financial stability and reliability to lenders.

Technology as an Enabler: On the flip side, millennials are uniquely positioned to leverage technology to their advantage in the home buying process. From online mortgage comparison tools to virtual home tours, technology streamlines the journey to homeownership. Additionally, fintech innovations are emerging to address specific millennial challenges, such as crowdfunding platforms for down payments and digital mortgage application processes.

As millennials embark on the path to homeownership, they encounter a landscape shaped by a confluence of economic, social, and technological forces. While challenges like student loan debt and changing housing preferences loom large, opportunities abound through creative financing solutions, evolving real estate options, and the power of technology. Navigating the mortgage maze requires adaptability, financial literacy, and a proactive approach. By understanding and addressing these challenges head-on, millennials can turn the dream of homeownership into a tangible reality.

What’s Ahead For Mortgage Rates This Week – March 10th, 2025

March 10, 2025 by Lisa Eagan

While the data releases were plentiful, many are made less significant in consideration of the current disruption with the administration and the oncoming inflation data reports with the CPI and PPI arriving next week. The largest and most noteworthy report this time is the Job Report numbers, which will help give a clearer idea on the state of the job market. With the mass federal layoffs, there is much uncertainty, but the labor market is still holding up in light of things. The most pressing data to be released is the predictions for GDP, which has shown to have shown a deflationary value. As long as the inflation data remains consistent then there is little chance the Federal Reserve will consider increasing the interest rates once again. The silver lining in all the reports is the Manufacturing PMI data is noting that the manufacturing sector is still showing strong growth.

Job Reports

The U.S. added a decent 151,000 new jobs in February, but the labor market could soften up in the months ahead as the effects of tariffs, federal spending cuts and mass layoffs of government workers percolate through the economy.

Manufacturing PMI

The seasonally adjusted S&P Global US Manufacturing Purchasing Managers’ Index recorded 52.7 in February, up from 51.2 in January. It was the second successive month that the index has pointed to an improvement in the health of the manufacturing sector, with the rate of growth the best since June 2022. Growth was underpinned by noticeable upturns in both production and new orders. There was some evidence that sector expansion was partially driven by advanced purchases ahead of likely price increases and possible supply disruption related to further tariff impositions in the coming months.

Primary Mortgage Market Survey Index

• 15-Yr FRM rates saw a decrease of -0.15% with the current rate at 5.79%
• 30-Yr FRM rates saw a decrease of -0.13% with the current rate at 6.63%

MND Rate Index

• 30-Yr FHA rates saw an increase of 0.05% for this week. Current rates at 6.17%
• 30-Yr VA rates saw an increase of 0.05% for this week. Current rates at 6.20%

Jobless Claims

Initial Claims were reported to be 221,000 compared to the expected claims of 235,000. The prior week landed at 242,000.

What’s Ahead

The major inflationary reports ahead this week with both Consumer Price Index and Producer Price Index are expected to come in line with the previous quarters.

Small Home Repairs That Can Raise Your Sales Price

March 7, 2025 by Lisa Eagan

When selling your home, even minor repairs can make a big impact on its value and appeal to buyers. Addressing small issues before listing your property can help you stand out in the market and potentially increase your sales price—without needing to spend much. Here are some small but effective repairs that can help you make a lasting impression on buyers.

1. Fix Leaky Faucets and Plumbing

One of the first things buyers tend to notice during a home tour is how well the property has been maintained. Leaky faucets, slow drains, or minor plumbing issues may seem insignificant, but they can send the wrong message. Potential buyers might assume bigger issues are hanging about beneath the surface.

2. Refresh Paint and Touch Up Scuffs

A fresh coat of paint is one of the easiest and most cost-effective ways to give your home a facelift. Neutral, light colors are particularly effective because they create a clean, modern look that appeals to a wide range of buyers. Even if repainting entire rooms isn’t necessary, touching up scuffs on walls or trim can go a long way in making your home look well-maintained.

3. Repair Doors and Windows

Buyers pay close attention to the functionality of doors and windows during a showing. Squeaky hinges, drafty windows, or broken locks can raise concerns about the overall condition of the home. Ensuring that all doors and windows open and close smoothly is an easy fix that leaves a strong impression.

4. Patch Up Cracks and Holes

Over time, it’s common for small cracks or holes to appear in walls and ceilings, whether from settling or from removing furniture or picture frames. These minor blemishes can make a home look older and poorly maintained. Patching up cracks or filling in holes is a simple and inexpensive task, but it can make a world of difference when it comes to presenting a polished, move-in-ready home.

5. Update Lighting

Lighting can make or break the ambiance of a home. If your home has outdated or dim lighting fixtures, upgrading to modern ones can give your space a more contemporary feel. Well-lit spaces allow buyers to see the full potential of the home, and brighter rooms tend to photograph better for online listings, attracting more interest.

These small, affordable repairs may not require a huge investment of time or money, but they can significantly impact how buyers perceive your home. In return, you may attract more buyers and maximize your sales price when it’s time to sell.

Why Splurging for a Larger Home Beats Condo Living

March 6, 2025 by Lisa Eagan

As a first-time homebuyer, one of the biggest decisions you’ll face is whether to buy a cozy condo or invest in a larger home. Both options have their perks, and while condos may initially seem more affordable and convenient, opting for a larger home can offer significant long-term advantages that make it a better investment. Here’s why splurging on a larger home might be the right move for your future.

1. More Space, More Flexibility

One of the most compelling reasons to choose a larger home over a condo is the space it provides. A condo may feel just right when you’re first starting out, but as your life evolves—whether you’re planning for a family, need a home office, or simply accumulating more belongings—space becomes a premium. A larger home offers flexibility that a condo simply can’t match.

With more bedrooms, larger living areas, and additional storage, a house gives you room to grow. Instead of feeling cramped, you’ll have the space to rearrange your layout or add a new purpose to existing rooms. For instance, a spare bedroom can become a home gym or office, or a basement can be turned into a playroom or entertainment area. This flexibility allows you to adapt your home as your needs change over the years.

Outdoor space is another major perk of owning a larger home. Condos often come with little more than a balcony or small patio, while a house typically includes a yard—ideal for kids, pets, gardening, or simply enjoying the fresh air. Having outdoor space adds to the overall quality of life, giving you room to relax and unwind without leaving home.

2. Increased Privacy

Privacy is another significant factor to consider. In a condo, you’ll likely share walls with neighbors, and communal spaces like hallways, pools, and gyms can feel crowded. For some, this proximity can be frustrating, especially when noise levels are higher than expected or you have little control over who is in your immediate surroundings.

3. Stronger Resale Value

The demand for single-family homes remains steady, as buyers prioritize space and privacy. As more people look for homes that offer flexibility for working from home or raising a family, the resale value of a larger property can rise. On the other hand, condo markets can be more volatile, with prices fluctuating depending on factors like the number of units available or trends in urban living.

By choosing a house, you’re investing in an asset that’s more likely to increase in value over the long term, which can provide financial security for your future.

4. Freedom to Personalize

One of the frustrations of condo living is the limitation on how much you can personalize your space. Condo associations often have strict rules regarding renovations, exterior modifications, and even interior changes. With a larger home, you have the freedom to make your space truly your own. Whether upgrading your kitchen, adding landscaping, or building a backyard deck, you can personalize your home without worrying about rules or restrictions. This creative freedom is a huge draw for homeowners who want their living space to reflect their tastes and lifestyles.

5. Long-Term Financial Benefits

While the upfront cost of a larger home may be higher than a condo, the long-term benefits can far outweigh the initial investment. As your home appreciates, you may be able to leverage that equity for future projects or investments, such as home improvements, education, or even retirement. The financial advantages of owning a larger home make it a smarter long-term choice for many first-time buyers.

While condos offer convenience and affordability, splurging for a larger home can provide the space, privacy, and long-term financial benefits that make it a worthwhile investment. You’ll enjoy the flexibility to grow, the freedom to personalize, and the peace of mind that comes with knowing your home’s value is likely to increase over time. For first-time homebuyers looking to build a strong foundation for the future, a larger home is often the smarter choice.

Multiple Streams of Income in Real Estate Investments

March 5, 2025 by Lisa Eagan

It doesn’t really matter what kind of investing you are participating in, it’s almost always a wise idea to have multiple streams of income in order to maximize your profits while spreading your risks.

What Are My Options?

Even within the confines of real estate investing there are different types of investing that can help you spread your risks when markets meet turbulent times, and this is a very good safety net for those who do not want to feel as though they are gambling away their investments on a real estate market that is fickle on its best days.

First there are rental properties. You have two options even with these. You can either choose to rent properties outright to families, students, singles, and the elderly in your town or you can offer a lease or rent to own situation for those who have struggled in the past but still have the dream of home ownership.

Rental Properties

Other options for bringing in multiple streams of income through real estate is to have a few rental properties and couple those with a few flips in the works, perhaps a commercial property or two, and a pre-construction deal or vacation condo in the pipelines. Rentals are passive income for the most part, especially if you have a solid property manager taking care of the details and the other investments are often icing on the cake.

Retirement Plans

Retirement plans are a great option, and you can now invest in a retirement plan of your own even if you are self-employed. It is definitely worth considering as yet another stream of income, even if it is income that you will need to wait a while to receive. Franchise businesses are often great money makers for those who need more immediate results from their investments efforts, and stocks and bonds are also great long term investment strategies.

The truth is that there are many things you can do to create even more streams of income to add to your real estate investments. From making money online through affiliate marketing, blogs, and direct sales you can also tackle brick and mortar businesses, though these tend to be just as time consuming as real estate. The point is that you want to bring in money from different avenues and real estate investing is one of many different routes to explore when deciding on your investment future and establishing those multiple streams of income.

Easy Ways To Get More From Your Home Garden

March 4, 2025 by Lisa Eagan

Growing a home garden creates beauty, oxygen and even food for our families to enjoy. If you’re looking to get more from your home garden, here are four easy ways to improve a green thumb.

A Good Foundation For Your Garden

Good soil is the foundation of a healthy garden. By using quality soil, you can give your garden the best start possible. Adding a variety of organic matter to soil will give plants a happy home to grow in. Add two to three inches of organic matter to your garden bed at the beginning of each season. Compost, dried leaves, grass clipping and dry manure are all good organic materials to use in your garden. Manures provides nitrogen, which is a great contributor to soil aeration and composting efforts. Being so far along in the decomposing process, the nutrients in manure are readily available for plants. Fresh manure, however, is more likely to leach out of the soil into groundwater and streams.

Design Fundamentals To Achieve Harmony And Flow

Although landscaping your home garden is a matter of personal taste and preference, there are some fundamental principles for creating a good garden. Balance and proportion establish the basic structure of a garden. Order is obtained through symmetry, repetition of plants, and colors or thoughtful contrast. This will create a garden space that is both balanced and proportioned. Harmony and unity is achieved when different aspects of your garden work together as a whole. Strong focal points and a limited color palette can help with the overall look of your garden. Prevent the eye from making sudden stops with good flow and transition in your garden. Gradual changes in height and color create the illusion of a larger space and will make for a full and finished look in your garden.

Variety Is Important And Maintenance A Must

Have a good combination in your garden of annuals, perennials, shrubs, trees, and food producing plants. Plants that require little maintenance and come back each year will take some of the pressure off when it comes to seasonal changes and garden preparation. With more time to focus on bedding plants and vegetable gardens, you’ll yield a bigger reward for your gardening efforts. Water features and other structural focal points work in much the same way; they provide your outdoor space with added beauty and appeal that is easy to maintain throughout the year.

Don’t Be Bothered By Pests And Bugs

Although people have differing opinions on pests, at home a greener garden is always a healthier garden. Harsh pest control products can hurt wildlife and pollute groundwater. You may be solving one problem, but using chemical pesticides contributes to another. There are many ways keep pests under control without chemical products. With so many easy to make homemade pesticides to discover, gardeners can ditch the chemical alternative without sacrificing quality. There are also plants such as marigolds that can be incorporated into your garden that deter pests.

A garden is a labor of love that creates a welcoming outdoor space that your family can enjoy. Call your local real estate professional for more information on creating or finding your perfect home garden.

What’s Ahead For Mortgage Rates This Week – March 3rd, 2025

March 3, 2025 by Lisa Eagan

The PCE Index has aligned with expectations, and as the Federal Reserve’s preferred measure of inflation, it eases the sense of urgency for policy action. GDP data has also indicated continued economic growth, though this is tempered by future forecasts predicting a potential economic contraction. This outlook is further reflected in the Consumer Confidence report, which has shown a significant decline since the change in administration. Uncertainty is evident across lending and broader markets, affecting all aspects of the economy.

PCE Index

The Federal Reserve’s preferred PCE index rose by 0.3% last month, according to government data released on Friday. This increase matched the forecasts of economists surveyed by The Wall Street Journal. Year-over-year inflation edged down slightly to 2.5% from 2.6%, but it remains above the Fed’s 2% target.

GDP

An early look at the first quarter points to a somewhat similar rate of growth in the 2% to 2.5% range. However, a severe cold snap in January and a post-holiday lull in economic activity could weigh on GDP.

Consumer Confidence

Consumer confidence, which surged to a post-election high after Donald Trump’s victory, has faded as the public adjusts to major shifts in U.S. economic policies, including trade and tariffs. In February, the Conference Board reported that its consumer confidence index fell by 7.0 points to 98.3, an eight-month low.

Primary Mortgage Market Survey Index

• 15-Yr FRM rates saw a decrease of -0.01% with the current rate at 5.94%
• 30-Yr FRM rates saw a decrease of -0.09% with the current rate at 6.76%

MND Rate Index

• 30-Yr FHA rates saw a decrease of -0.13% for this week. Current rates at 6.12%
• 30-Yr VA rates saw a decrease of -0.13% for this week. Current rates at 6.15%