Skip to main content

"Cold Listing" Finance Options

 Is Your Listing Not Getting the Attention It Deserves?

Every property has its story—and every seller has unique circumstances. If your home isn’t generating the interest you expected, it’s time to explore your options and make your listing stand out in today’s competitive market.

Seller-Assisted Buydowns: A Powerful Tool

Ask your local agent about seller-assisted buydowns—these can lower the buyer’s mortgage interest rate and reduce monthly payments, making your property more attractive.

Consider Seller-Financed Single Premium Mortgage Insurance

  • This is a one-time lump sum payment of mortgage insurance paid by the seller as an incentive for buyers.

  • Many buyers struggle to come up with the 20% down payment needed to avoid mortgage insurance.

  • By covering this cost upfront, you free buyers from worrying about additional monthly PMI fees, allowing them to afford more and boosting your chances of a sale.

Buydown Options Explained

  • Permanent Buydown: Seller finances discount points to lower the lifetime interest rate of the loan.

  • Temporary Buydown: Options like a 3/2/1 buydown temporarily reduce the interest rate—3% lower the first year, 2% the second, then 1% the third. This is usually a seller-financed incentive.

Smaller temporary buydowns like 2/1 or 1/0 can be financed by either the buyer or seller, adding flexibility.

Combination Mortgage Strategies

Sometimes, a structured mortgage is the best solution to avoid private mortgage insurance (PMI) or jumbo loan restrictions.

  • Example 1:
    Home price = $100,000
    Buyer down payment = 10% ($10,000)
    First mortgage = 80% ($80,000)
    Second mortgage or HELOC = 10% ($10,000)
    This avoids PMI while meeting financing needs.

  • Example 2:
    Home price = $1,000,000
    Buyer down payment = 10% ($100,000)
    First mortgage = $647,200
    Second mortgage/HELOC = $252,800
    This helps buyers navigate jumbo loan requirements.

Special Programs for Physicians

The first 10 years after earning a medical degree can be financially challenging. Luckily, there are mortgage options with:

  • No down payment needed

  • Loan amounts up to $900,000

  • No PMI requirements

Next Steps

Speak with your trusted real estate professional to learn which financing options best fit your unique situation. The right lender can make all the difference in turning your listing into a successful sale.

Would you like help connecting with lenders who specialize in these programs? Just ask—I’m here to help!

Comments

Post a Comment

Popular posts from this blog

Understanding Property Tax Disbursement From Escrow: What Every Homeowner Should Know

  By Katelyn Mayer, Realtor If you’re a homeowner—or thinking about becoming one—understanding how property taxes are paid can save you stress and help you manage your budget better. One of the most common questions I get from clients is: “How does my lender pay my property taxes, and what is this escrow thing all about?” Let’s break it down. What Is an Escrow Account? When you buy a home with a mortgage, your lender often requires an escrow account. This is basically a special savings account that holds money collected each month from you to pay for certain expenses—most commonly, property taxes and homeowners insurance. Instead of paying your tax bill in one lump sum once or twice a year, your lender collects a bit every month and pays the taxing authority on your behalf. This system can make budgeting easier, so you don’t have to worry about coming up with thousands of dollars all at once. How Does It Work? Let’s say your annual property tax bill is $6,000. Your lender wi...
Post a Comment
Read more

Selling Maryland Property as a Non-Resident: What You Need to Know About Taxes and Withholding

When non-residents sell real estate in Maryland, whether it’s a rental, vacation home, or investment property, the tax implications go beyond federal capital gains. The state has specific withholding rules designed to ensure it collects any state income tax due on profits. Understanding these rules ahead of time can save you headaches and unexpected costs at closing. What Non-Residents Need to Know Maryland requires that non-resident sellers account for taxes on capital gains. Many sellers refer to this as an “exit tax,” but it is actually a withholding requirement . This ensures the state collects any income tax owed on profits from the sale, even if the seller lives out of state. The Withholding Rate For a non-resident individual: 8% of the net proceeds from the sale. For a non-resident entity, such as an LLC or corporation: 8.25% of net proceeds. How Net Proceeds Are Calculated Withholding applies to the net proceeds, meaning the sale price minus mortgages, liens, and ...
Post a Comment
Read more

Rental & Fair Market Overview – Central PA (June 2025)

  Region: South Central PA  Covering: Dauphin, Cumberland, Franklin, Fulton, Adams, York, Lancaster, Berks, and Lebanon Counties Fair Market Rent Overview (HUD 2025 Benchmarks) Unit Size Rent Range Notes Studio $850–$975 Increasing demand in Harrisburg and York City 1BR $975–$1,200 Strong demand across all counties 2BR $1,200–$1,450 Popular for both families and roommates 3BR $1,500–$1,750 Steady turnover, higher cash flow potential 4BR $1,650–$2,000+ Limited inventory = higher rent resilience Highest rents generally appear in Lancaster, Dauphin, and York , while Fulton and Franklin trend lower but offer better cap rate potential. Occupancy & Rental Demand Occupancy across the region : ~95%–97% (above national average) Average days on market : 28–37 days depending on zip code Turnover rate : Steady in LTR; STR varies seasonally Investor Insight: Regional Themes STR Opportunity Zones : Gettysburg, Hershey, Downtown Lancaster, Midtown Harrisburg, and York Cit...
Post a Comment
Read more