Using a Texas Vet loan to buy a San Antonio house?

A home purchase is likely the biggest transaction you will ever make and picking the wrong lender can cost you big. If you are a Texas Veteran you are most likely eligible for a Texas Vet loan. A Texas Vet loan is a great option because the interest rate is not contingent on your credit score and you still get all the benefits of a traditional VA loan. If you are VA Eligible that you should strongly consider using Texas Vet loan to buy a San Antonio House. If you Qualify for a VA Loan and are a Texas Vet than you will almost certainly be eligible for a Texas Vet loan. Qualifying is easy, you can qualify with a short period of active duty or with six years of reserve duty. 

 

 

Not all loans are created equally, know what your VA financing options are before you commit.

 

I personally used a Tex Vet loan to purchase our home and we got an interest rate a full 1% below what we could have gotten with a VA or Conventional loan. The great thing about using a Tex Vet loan is that you get the lowest possible interest rate regardless of your credit score. All you have to do is qualify and you automatically get the lowest possible rate. You will also avoid the mortgage insurance that comes with Conventional and FHA financing. If you are planning on using a VA loan but don't have 20% down and stellar credit score than you should strongly consider trying to get a Tex Vet loan. 

 

 

If you are thinking of using a VA loan you will hear the term funding fee thrown around. This is the fee that you pay to use a VA loan however it is typically waived if you have a disability rating from the VA. A Texas Vet Loan has a slightly higher funding fee than a traditional VA loan, but in many cases it is more than made up for by the reduction in the interest rate that you receive. 

 

I had a client that wanted to use a VA loan but she went with an online lender that is based out-of-state. The out-of-state lender while licensed to do business in Texas did not offer her the option of using a Texas Vet loan. They approved her for a traditional VA loan which had an interest rate 0.75% higher than what she could have gotten with a Tex Vet loan. This is not to say that all online lenders are not going to offer state specific loans but this is where it pays to know your stuff. At the end of the day you and your real estate agent need to advocate for your interest. With Internet-based lenders you will never meet in person and most of your communication will likely be electronic. There is no personal touch with this, for me when I am making the biggest purchase of my life I want to be able to do business face to face. 

 

 

Whatever your communication preference whether face to face or electronic it pays to fact check what your’e being told. Know your options before you make a decision, at the very least if you do go with an online lender sit down with someone local and get a second opinion. It is not going to cost you anything and it could potentially save you big money in the long run. 

Is college really necessary in todays world?

In a day and age when many people accumulate tens of thousands of dollars in student loans to finish a degree, I would like to review three questions that I have struggled with in the past and I'm sure many people struggle with on a regular basis. Those questions are: have the days of a degree getting you a specific job in the work force passed, what are the most sought after degrees by employers, and lastly what alternatives are there aside from going the traditional route of 4 years at a school?

The first question I am going to address is that of getting ahead with a degree versus without a degree. For most people that are finishing high school and searching for "what's next" college is the logical choice, or is it? According to the NY times poll, 40% of College grads are unemployed. While this may seem like a staggering number of people that have finished their degree and are unable to find a job in their field, you have to consider that many degrees do not get you any real marketable skills. Take a BA in psychology for example, while this may be a very interesting subject to study there is almost no psychology jobs that you can get with a psychology degree. One may question this but I have my BA in psychology and there are nearly no jobs that I have been able to find that don't require me to get a masters or higher degree. Other such Bachelor degrees would be Humanities, Social Sciences or a Music degree. All of the afore mentioned degrees are likely to leave you searching for a job without success, working in a job that doesn't require a 4 year degree or going back to school to get an advanced degree. So while this may seem discouraging to many, it is not the end of the story and there is still hope for a bright and vibrant career.

On to our second question, what are some of the top  degrees that are offered? Many of you could probably guess the answer to this question with some accuracy, however there are some degrees that would surprise you. The top degree according to Yahoo education is a degree in elementary education,  followed by Nursing and health care Administration to round out the top three. What may or may not be surprising is the fact that two out of the top degrees are related to health care. The reality is that we will all grow old eventually and there are few of us that don't need an occasional visit to the doctor or ER. This goes back to the age old supply and demand, as long as there are hospitals and people that get old, sick or injured there is going to be jobs for the health care administrators and Rn's of the world. By the same token as long as there are school aged children then there is going to be a demand for school teachers. Being married to a teacher I can tell you that it is a very rewarding career and presents you with an opportunity to make a real difference in the life of a group of children. On the flip side here are the top three degrees least likely to land you a job: Architecture, Fine Arts and Philosophy. All in which are the top three jobs with the highest unemployment rates. While these are all jobs that may appeal to you, there is not much demand in the employment sector for people with these particular degrees. So the truth is whatever your degree choice is in, the likelihood of finding employment in that field is going to vary with the increasing or decreasing demand of times. For the complete lists see the following link  Least valuable college degrees.

The final question we will touch on is the alternatives to the traditional classroom based classes. The truth is that with the age of the Internet there has been an explosion of new schools that got their start doing strictly online classes. This provided a new level of flexibility to people because you can attend classes from the comfort of your own home. Surprisingly the cost of tuition for many of these online schools isn't much less expensive than going to a state school with a more recognizable name. Assuming it is your desire to get a 4 year degree without spending tens of thousands of dollars, and a minimum of 4 years to do so, there are 3 alternatives we will discuss that can get you many of the same credits for pennies on the dollars compared to attending a class. The best part is that all of these methods are accredited by the American Counsel on Education  and therefore will be accepted at most accredited universities. The First credit gaining alternative is College Level Examination Program (CLEP), CLEP allows you to test out of any or all of 33 different classes . You can receive anywhere from 3 to 12 credits just for passing a single exam. These credits are both upper and lower level credits which can be transferred to any one of over 2900 colleges and universities. The  price is per exam not per credit like normal classes and the  cost for testing is $80 regardless of the credit amount. Testing locations  can be found on the CLEP Website. The second alternative that is very similar to CLEP testing is DSST (formerly Dante's). Like the CLEP there are 30+ DSST exams, costing $80 a piece that are accredited and accepted at over 1900 colleges and universities. The complete List of exams as well as Testing locations can be found at The DSST website. The final alternative is a web based system called ALEKS. ALEKS is a web based system that offers a multitude of upper and lower level classes that can be done at your own pace. The average time to complete a class is six weeks and the learning is done all on your time with no deadlines or schedules. Perhaps the most enticing feature of ALEKS is that you can join for $20 a month and this fee includes all your course materials and allows you to take as many classes as you want for the same flat monthly rate.

In closing, regardless of your degree choice there are many quicker and cheaper alternatives out there that will save you thousands of dollars and months of time. While it is surely possible to find a job in any field if you look hard enough and have the right qualifications, it would seem to make the most sense to set yourself up for the best chance of success by finding a degree that will allow you to do what you went to school for. In any case whatever you decide, who doesn't like saving time and money? If for no other reason than to get you working quicker. In a future blog I will lay out how I personally used the methods I have talked about here to gain well over 60 credits that all transferred to my degree at a brick and mortar school.

What you need to know about Homes in 78249

As a resident of the zip code 78249 and a San Antonio REALTOR, I felt it was time to get a little more personal and bring things home. What few people know is that I was born and spent many of my childhood years living in this very zip code. So when I say, “bring things home” I mean it quite literally, for as fate would have it I ended up back here almost 30 years later. That being said, I have some history as a resident and some expertise as a San Antonio Realtor that I would like to impart to those who are curious to learn a bit about the zip code that is 78249.

As many people do, my wife and I wanted to move from the side of town we were living on to be closer to our jobs. The goal was to get into a central location and into an area/neighborhood that we would feel comfortable raising a family in, but that would not break the bank. Our search led us to look at a variety of homes in 78249 and surrounding zip codes, however we were attracted to 78249 homes specifically because of their diversity and character.

The appealing thing about 78249 is that it is in the center of the city with easy access to three major highways, UTSA, The Rim shopping center and a straight shot to the South Texas Medical Center. The homes in this zip are generally all homes in well-established neighborhoods that range from the low $100's, to multi-million mansions. You will find everything from the traditional starter homes, garden homes and Villas to multi-million dollar homes. Interested in a brand new 78249 home? We got that as well, with a brand new subdivision of 78249 homes being built, you can get your new home starting at around 200k. If new is not your thing then there are many different and unique neighborhoods that are well established with mature trees, quiet streets and friendly neighbors.

In closing, I want to share the numbers i.e. median home prices. According to Realtor Property Resource the median home price for 78249 homes is $194,500 (at the time of this writing), which reflects home prices/values having risen by 7.7% over the last 12 months. The median days on the market for 78249 homes was 51 days, which is three weeks below the median for Bexar County as a whole. What this means for those of you who are considering a move into a 78249 home, the longer you wait the more you are likely to have to pay and the greater your risk of losing the home you want. The real estate market in this zip, as in most of the city, is active and showing no signs of slowing down so don't miss the opportunity to own a piece of this pie. As your San Antonio Realtor I am here to answer any questions you may have and to handle all your real estate needs, so call today! 

Want the power back? Learn how with these credit score basics

There is so much stress put on the credit score and what that means to your ability to qualify for a mortgage. Some people are even led to believe they can't buy without a particular credit score. As a San Antonio Realtor there are three things I suggest my clients think about when considering if their credit score will qualify them for a mortgage. What is the industry standard for a credit score, what is my bad score due to and what do I do if I have a bad score due to lack of credit history?

• Firstly, what is the industry standard when it comes to a mortgage worthy credit score? The industry standard for a typical credit score is 620 or better. However, this number changes based off the type of loan you are trying to qualify for as well as the individual lenders. What this score means is that you are or are not worth the risk that the bank is going to be taking by giving you a mortgage. Every lender is different but if your score is below 600 then there is a slim chance you will get a loan.

• The second thing to consider is why your credit score is bad? Is it due to a lack of history or a history of late payments, missed payments and/or collections? If your score is low due to negative marks against your credit, then you will need to get it above the mark for the loan your trying to get. Some simple things to do if you're trying to get your score up. Paying your credit cards down to below 50% of the available balance will help. If your balance is zero and stays zero, it doesn't improve your score, so put a tank of gas or charge something small every month. Don't immediately pay it off though, wait till you get your bill then pay it off and keep doing this every month...but don't be late! 

• Finally, we come to the hidden gem of this post, what to do if your score is low due to lack of history. There is a process out there that is built just for you and its called Manual underwriting. It is likely a term that you have never heard and what it means is that your ability to get a mortgage will be determined by a person. They will manually screen you on the list of factors other than credit score. This means coming up with at least four alternatives to prove your worthiness. These options could include something as simple as the history of paying your rent on time. If you have an electric bill, water bill, phone bill or insurance bills and can prove that you have paid them on time for a period of 12 months then they may qualify as substitutes. It is likely to be a more time-consuming process than merely getting qualified off of a credit score however, it is still a very viable possibility.

So whether you are attempting to qualify off your credit score or an alternative, there are options for you. If your credit score is low and you are trying to get it up, doing some of the things on this list may help you. If you have a lack of credit history then find a lender that does manual underwriting and tell them, you want to qualify without a credit score. If they don’t know what that is or tell you it is impossible then they are not the company for you.

As a San Antonio Realtor and not a mortgage professional nothing in this blog is intended as statement of fact. All content is for informational purposes only, consult a mortgage professional for the details of your particular situation.

How to get a home with bad credit!

There is so much stress put on the credit score and what that means to your ability to qualify for a mortgage. Some people believe they can't buy without a particular credit score. There are three things to think about when considering whether your credit score will qualify you for a mortgage. What is the industry standard for a credit score, what is my bad score due to and what to do if I have a bad score due to lack of credit history.

• Firstly, what is the industry standard when it comes to a mortgage worthy credit score? The industry standard for a typical credit score is 640 or better. However, this number changes based off the type of loan you are trying to qualify for as well as the individual lenders. What this score means is that you are or are not worth the risk that the bank is going to be taking by giving you a mortgage.

• The second thing to consider is why your credit score is bad? Is it due to a lack of history or a history of late payments, missed payments and/or collections? If your score is low due to negative marks against your credit then, you will need to get it above the mark for the loan your trying to get. There are simple things to do if you're trying to get your score up, such as paying your credit cards down to below 50% of the available balance. If your balance is zero and stays zero, it doesn't improve your score, so put a tank of gas or charge something small every month. Don't immediately pay it off though, wait till you get your bill then pay it off and keep doing this every month.

• Finally, we come to the hidden gem of this post, what to do if your score is due to a lack of history. There is a process designed specifically for this situation, which is called Manual underwriting. It is likely a term that you have never heard of but it simply means that your ability to get a mortgage will be determined by a person. They will manually screen you on a list of factors; other than credit score. This means coming up with at least four alternatives to prove your worthiness. These options can include something as simple as a history of paying your rent on time. If you have an electric bill, water bill, phone bill or insurance bills and can prove that you have paid them on time for a period of 12 months, then they may qualify as substitutes. It is likely to be a more time-consuming process than merely getting qualified off of a credit score however, it is still a very viable possibility.

Michael Mershon REALTOR