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Ukraine agriculture has been evolving since it achieved independence in 1991, following the breakup of the Soviet Union. State and collective farms were officially dismantled in 2000. Farm property was divided among the farm workers in the form of land shares and most new shareholders leased their land back to newly-formed private agricultural associations. The sudden loss of State agricultural subsidies had an enormous effect on every aspect of Ukrainian agriculture. The contraction in livestock inventories that had begun in the late 1980's continued and intensified. Fertilizer use fell by 85 percent over a ten-year period, and grain production by 50 percent. Farms were forced to cope with fleets of aging, inefficient machinery because no funds were available for capital investment. At the same time, however, the emergence from the Soviet-style command economy enabled farmers to make increasingly market-based decisions regarding crop selection and management, which contributed to increased efficiency in both the livestock and crop-production sectors. Difficulty in obtaining credit, especially large, long-term loans, remains a significant problem for many farms.
Agricultural Land Area and Major Crops
The climate of Ukraine is roughly similar to that of Kansas: slightly drier and cooler during the summer and colder and wetter during the winter, but close enough for comparison. The weather is suitable for both winter and spring crops. Average annual precipitation in Ukraine is approximately 600 millimeters (24 inches), including roughly 350 millimeters during the growing season (April through October). Amounts are typically higher in western and central Ukraine and lower in the south and east.
Of Ukraine's total land area of 60 million hectares, roughly 42 million is classified as agricultural land, which includes cultivated land (grains, technical crops, forages, potatoes and vegetables, and fallow), gardens, orchards, vineyards, and permanent meadows and pastures. Winter wheat, spring barley, and corn are the country's main grain crops. Sunflowers and sugar beets the main technical, or industrial, crops. Agricultural land use has shifted significantly since Ukraine declared independence from the Soviet Union in 1991. Between 1991 and 2000, sown area dropped by about 5 percent, from 32.0 million hectares to 30.4 million, and area decreased for almost every category of crop except for technical crops (specifically sunflowers). Forage-crop area plunged by nearly 40 percent, concurrent with a steep slide in livestock inventories and feed demand.
Wheat is grown throughout the country, but central and south-central Ukraine are the key production zones. About 95 percent of Ukraine wheat is winter wheat, planted in the fall and harvested during July and August of the following year. On the average, approximately 15 percent of fall-planted crops fail to survive the winter. The amount of winterkill varies widely from year to year, from 2 percent in 1990 to a staggering 65 percent in 2003, when a persistent ice crust smothered the crop. Wheat yield declined during the 1990's following the breakup of the Soviet Union and the loss of heavy State subsidies for agriculture. Farms struggled with cash shortages, and the use of fertilizer and plant-protection chemicals plummeted. Due to a combination of favorable weather and a modest but steady improvement in the financial condition of many farms, wheat production has rebounded in recent years (except for the disastrous 2003/04 crop which fell victim to unusually severe winter weather). Ukraine produces chiefly hard red winter wheat (bread wheat), and in a typical year roughly 80 percent of domestic wheat output is considered milling quality, by Ukrainian standards. Feed consumption of wheat dropped sharply during the 1990's, from over 12 million tons to less than 5 million. Meanwhile, food consumption has remained steady at around 10 million tons.
Barley has been the top feed grain in Ukraine for most of the past ten years in terms of consumption, surpassing wheat in the early 1990's. Spring barley accounts for over 90 percent of barley area, and the main production region is eastern Ukraine. Spring barley is typically planted in April and harvested in August, and is the crop most frequently used for spring reseeding of damaged or destroyed winter-grain fields. Area is inversely related, to some degree, to winter wheat area. Winter barley is the least cold-tolerant of the winter grains, and production is limited to the extreme south. The increasing demand for malt from the brewing industry has led to a jump in malting barley production and the import of high-quality planting seed from the Czech Republic, Slovakia, Germany, and France. Consumption of barley for malting purposes has surpassed 300,000 tons, but still accounts for only 5 percent of total barley consumption.
Increased production -- specifically, three bumper harvests since 2001 -- and diminishing domestic demand for feed grains have contributed to a jump in Ukrainian wheat and barley exports. The boom in exports was fueled also by relatively low production costs and the reduction or elimination of price controls and export restrictions in 1994. Most exports go to the Middle East, North Africa, and Europe. (See attaché reports: Grain and Feed Annual, April 2004, and How is Ukrainian Grain Competitive?, August 2002.)
Corn is the third important feed grain in Ukraine. Planted area has increased despite several impediments: obsolete and inadequate harvesting equipment, high cost of production (specifically post-harvest drying expenses), and pilferage. The main production region is eastern and southern Ukraine, although precipitation amounts in some oblasts in the extreme south are too low to support corn production. Corn is typically planted in late April or early May. Harvest begins in late September and is usually nearing completion by early November. Only 25 to 50 percent of total corn area is harvested for grain; the rest is cut for silage, usually in August. (The USDA corn estimates refer to corn for grain only.) Corn is used chiefly for poultry and swine feed, and production and consumption have risen since 2000 concurrent with a rebound in poultry inventories. Russia and Belarus are the chief destinations for Ukrainian corn exports.
Sunflower seed is Ukraine's chief oilseed crop. Production is concentrated in the southern and eastern oblasts. Sunflowers are typically planted in April and harvested from mid-September to mid-October. Because of a combination of high price, relatively low cost of production, and traditionally high demand, sunflower seed has become one of the most consistently profitable crops. (See Sunflower seed Production in Russia and Ukraine, June 2004.) Its high profitability fueled a significant expansion in planted area beginning in the late 1990's. Many farmers in Ukraine abandoned the traditional crop-rotation practices recommended by agricultural officials which called for planting sunflowers no more than once every seven years in the same field. The aim of the 1-in-7 rotation is to prevent soil-borne fungal diseases and reduce the depletion of soil moisture and fertility. (Because of their deep rooting system, sunflowers reportedly extract higher amounts of water and nutrients from the soil than do other crops in the rotation.)
Sugar beets are grown primarily in central and western Ukraine. Beets are planted in late April and early May and harvested from mid-September through the end of October. Production has been on the decline since the early 1990's due chiefly to low profitability compared to grains and sunflower seed. Between 1994 and 2003, planted area declined by 50 percent to less than 0.8 million hectares, and production from 28.1 to 13.4 million tons. Large farms are sometimes encouraged by the local administrators to plant sugar beets not so much to make money but rather to provide a social safety net or to supplement to pensioners or farm workers. A family may be responsible for weeding a specific section of a field and the workers in turn receive 20 percent of the sugar processed from the beets harvested from its section. Sugar also frequently serves as part of farm workers’ salaries.
On private household plots, meanwhile, sugar beet area has increased. Sugar beet production requires a significant amount of hand labor and remains a viable option for small household farms with limited access to agricultural machinery. Household plots now account for approximately 25 percent of Ukrainian sugar beet output compared to only 3 percent in 1995.
Rate of return on investment for various crops in Ukraine:
| | 2005 | 2006 | 2007 | 2008 | | Grains | 20% | 53% | 40% | 70% | | | Sunflower | 87% | 90% | 101% | 112% | | | Sugarbeets | 10% | 62% | 50% | 70% |
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Crop Rotations Farms in Ukraine employ a variety of crop-rotation schemes, some including four or more crops, some only two. A six-year crop rotation in the winter grain region will often include two consecutive years of wheat and one season of "clean fallow," during which no crop is sown. The chief reason for including fallow in the rotation is to replenish soil-moisture reserves, and it is more widely used in southern eastern Ukraine where drought is not uncommon. A typical crop sequence might be: fallow, winter wheat, winter wheat, sunflowers, spring barley, and corn. Wheat almost always follows fallow. According to farm directors, this enables the wheat -- which is typically the priority crop -- to benefit from the reduced weed infestation. (Fields are cultivated several times during the fallow season.). Some crop rotations include several consecutive years of a forage crop. An example of such a rotation would be: fallow, two years of winter wheat, and four years of perennial forage. The perennial forage is usually alfalfa; farmers will get three to four cuttings per year, five if the crop is irrigated. In southern Ukraine, clean fallow is frequently omitted and a crop rotation will likely include sugar beets and/or sunflower, the region's chief industrial crops. A typical seven-year rotation might be: winter wheat, winter barley, sugar beets, winter wheat, winter barley, sunflowers, and corn. The vast majority of field crops, including grains, sunflowers, and sugar beets, are not irrigated. Traditionally, irrigation is used only on forage crops and vegetables. Roughly 5 percent of grains and 10 percent of potatoes, vegetables, and forage crops are irrigated.
Inputs
During the final years of the Soviet era, winter wheat was the focus of the so-called intensive technology movement, which was marked by the use of improved varieties and the increased application of fertilizer and plant-protection chemicals. Yields climbed in response to the enhanced management practices. The intensive technology program fizzled during the early 1990's, however, when the collapse of the Soviet Union marked an end to heavy State subsidies for agriculture and farms were forced to struggle with crippling cash shortages, a crumbling agricultural infrastructure, and skyrocketing fertilizer prices.
According to official statistics, the fertilizer application rate for wheat plunged from 149 kilograms per hectare in 1990 (when fertilizer was excessively and wastefully applied) to 24 kilograms in 2000. The application rate for corn dropped even more sharply. Fertilizer use has increased modestly since 2000. Rates are still significantly below recommended amounts, but wheat yields have rebounded since 2000 (except for the weather-related crop disaster of 2003) due to a combination of favorable weather and improved crop-management practices on the large agricultural enterprises.
There is no shortage of mineral fertilizers or plant-protection chemicals in Ukraine. Any inputs that a farmer needs can be obtained if the farm has money or can get credit. The high price of imported herbicides and fungicides has caused some farmers to cut back on their use, or to use less expensive and less effective domestic products. Farmers still rely to a large degree on mechanical weed control.
Obsolete Machinery and Inadequate On-Farm Storage
A chronic lack of modern harvesting equipment remains one of Ukraine’s main obstacles to increasing grain output and quality. In the late 1980's, the Ukrainian winter wheat harvest could be finished in roughly three weeks. Harvest now takes twice as long to complete, and both yield and grain quality suffer as a result of the delays. Farm managers estimate that 10 to 20 percent of the standing crop is typically lost due to outdated, inefficient machinery. Custom combining is available, but operators charge 20 to 25 percent of the crop in exchange for their services. Farmers must weigh custom-combining charges against potential harvest losses, and most choose to harvest their own grain. Another consideration for the farm director, in addition to cost, is that the harvest campaign provides work for the farm employees.
Many farmers are compelled to sell grain shortly after harvest when prices typically are lowest. One of the main reasons is a shortage of on-farm storage capacity, especially following a good harvest. This is a relic of the Soviet system, which was designed for immediate post-harvest shipment of grain to regional elevators. The need to repay short-term debts or to satisfy "payment-in-kind" arrangements is the second chief factor contributing to the untimely sale of grain (i.e., untimely from the farmer’s perspective). At harvest time many traders are offering cash for grain. Banks do not accept grain as payment, and for a farm director struggling with a heavy debt burden the lure of immediate cash is difficult to resist. The greatest obstacle to increasing on-farm grain storage and modernizing the fleet of agricultural machinery is the difficulty for many farms to obtain large, long-term loans for capital investments. (See "Credit Problems" below.)
Restructuring
The production of grain and oilseed crops is dominated by large agricultural enterprises that were established when Ukraine’s agricultural sector was restructured in April, 2000. (In contrast, nearly 90 percent of the country's vegetables and virtually all of the potatoes are grown on private household plots.) State and collective farms were dismantled and farm property was divided among the farm workers in the form of land shares. Most new shareholders leased their land back to newly-formed private agricultural associations, under the leadership of a director who was frequently, but not always, the manager of the former State farm. Consolidation of small farms into larger and more viable enterprises has been the prevailing trend, similar to what took place in Russia several years earlier. The conversion to a more market-oriented environment has progressed relatively well according to most observers. Many farms are succeeding, under shrewd leadership, in spite of fluctuating grain prices and constraints on the availability of credit. The transition of Ukraine's agricultural sector from a command economy to a more market-oriented system has introduced the element of fiscal responsibility, and farm managers are striving to make their enterprises as efficient as possible. Decisions on crop selection, fertilizer application, harvest method, grain storage, and all other aspects of farm management are made with an eye toward boosting farm profit. Ukraine agriculture is going through a winnowing process whereby unprofitable, usually smaller farms will either collapse or join more successful farms.
Credit Problems
Most farms are able to receive credit, but interest rates and collateral demands are high. Since many farms are already heavily in debt to banks or suppliers of fertilizer and plant-protection chemicals, and since agricultural loans are not guaranteed by the government, banks are largely unwilling to make long-term loans. Most credit is extended in the form of seasonal loans (six to ten months) used almost exclusively for the purchase of fertilizer and plant protection chemicals. Commercial interest rates typically range from 25 to 30 percent. The State provides assistance to farms by paying 50 percent of the interest on agricultural loans. Banks typically require 200 to 300 percent collateral, depending on the farm’s credit history and the risk level. Future crop usually serves as collateral, but collateral can also be offered in the form of livestock, farm machinery, or the personal property of the farm director. Under current legislation, land cannot be used as collateral. Farms' difficulty in obtaining anything other than short-term, high-interest loans places severe constraints on their ability to invest in long-term capital improvements, such as agricultural machinery or storage facilities. Using land as collateral would enable farms to receive longer-term loans, but many farm directors remain leery of the Ukrainian banking system – which is not yet as stable as in Russia – and are reluctant to risk losing their land in default. Furthermore, many agricultural enterprises are comprised of hundreds of shareholders, whose permission would need to be obtained before the farm director could use the land as collateral.
In many cases, the best option is for a farm to attract an investor who can provide market expertise, operating capital, and collateral to enable the farm to secure loans. The potential “down side” of investor arrangements, from the farmer's perspective, is that farm directors to some extent lose control of farm operations. Often the investment company, or “holding company,” insists on maintaining control over every aspect of production and essentially takes over the farm, equipment, and land. Farms are forced to enter into extended leases of five to ten years, sometimes longer, because they depend heavily on cash from the holding company.
The consensus of most observers is that already-successful farms will continue to expand as shareholders pull out of failing farms and lease their plots to stronger ones. Clearly, many farms will not survive the transition to a market economy, and high-risk farms with few liquid assets, heavy debt, bad credit history, and poor management will collapse.
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Tips to Follow When Buying New Construction Real Estate
New home communities offer beautiful homes, open-floor plans, new appliances, and much more. Plus, new homes often offer easy purchasing through an on-site sales agent. The problem is that they can also tally up to significant losses. To buy your new construction home the smart way, follow these tips:
1) Use a Realtor Who Has New Home Sales Experience
New homebuilders will sometimes put pressure on you to use an on-site agent plus a pre-approved lender, insurer and title company. It’s a mistake not to get your own realtor. A realtor can protect your interests and can ensure that all costs and interest rates are within industry standards. Realtors with new home experience know the homebuilder community and this can ensure that homebuilders are very cooperative – after all, they don’t want to tarnish their reputation.
2) Don’t Sign ANYTHING Until You’ve Negotiated Every Detail
Always assume that nothing is agreed upon until it is in writing. Once it’s in writing, don’t assume that it can be changed or negotiated. Don’t fall for the “write up the contract so that no one else can get your house” ploy. Instead, make sure that the contract you sign has everything you negotiated in writing before you sign.
3) GET A HOME INSPECTION!!!
Many people assume that home inspections are for older homes that may have asbestos, structural problems, and other liabilities. This is not true! While many new constructions come with full warranties, those warranties usually only last 12 months and many problems surface only after that first year. An independent, professional inspector can help you avoid very costly repairs a few years down the line.
4) Don’t Use Their Lender
Many builders who build entire communities are now publicly traded corporations. These companies make a lot of money by financing – not just building and selling – homes. As a result, many builders will offer you enormous incentives or pressure you to use their lenders. The problem is that the builder’s lender will usually have higher interest rates and higher closing costs than a traditional lender. In most cases, you can have the stipulations removed so that you can choose your own lender and enjoy some incentives. After all, the builder will not make any money if you refuse to buy a home. If a builder insists that you use their lender, walk away and find another builder. It makes no sense to pay many thousands of dollars
extra.
5) Research the Builder
Most builders are responsible and take care to protect their built neighborhoods. Still, make sure that you research your builder. Specifically, make sure that your builder has a reputation for good quality homes. Make sure that the company limits investor purchases – these can result in rental properties that depreciate neighborhood value. Also, determine whether the builder will build equal or greater value homes in the surrounding area. If they do not, the new homes will instantly devalue.
6) Choose An Appraiser
Lenders require you have an appraisal anyway, so you may as well research a good appraiser yourself. Ask for a copy of the appraiser’s findings as well – it can contain information that will give you better insight into what you are buying.
7) Research City Plans
New neighborhoods are often built on the outskirts of town, where land is available at a lower cost. Be sure to ask your realtor or do your own research into what the city has in mind for the area. Research roads, zoning, public transportation, parks, and schools – all will determine the future value of your new home.
New homes are very appealing to buyers. If they’re appealing to you, be sure to hire professionals and do your research so that your new home remains a positive experience for years to come!
What to Examine Before Buying Real Estate Foreclosure Properties
Are you interested in buying real estate foreclosure properties with the hopes of turning them into investment properties and making money with them? If you are, you need to be familiar with real estate foreclosure properties. Not only do you need to know what they are, but you also need to know the best ways to go about finding and buying them.
When it comes to finding real estate foreclosure properties, there a number of different approaches that you can take. For instance, you can use the internet. There are a number of online real estate foreclosure listing services that you can use to browse through or search for foreclosures. You can also find real estate foreclosure properties by keeping an eye on your local newspapers or by examining the public records at local county clerk offices.
Now that you exactly how you can go about finding real estate foreclosure properties, your focus should then switch to buying the properties. Before buying any real estate foreclosure properties, you are advised to examine the properties in question, as much as possible. There are some instances where you may be required to make a purchase decision without actually seeing the property in question, but, with an address, you should at least be able to get a look at the property in question. Look for any signs that may indicate that repairs or updates may need to be made. Any additional money that you will have to invest in a real estate foreclosure property is important, as it should impact how much you are willing to pay for the property.
In addition to the real estate foreclosure property in question, you are also advised to examine its surroundings. For instance, is the real estate foreclosure property located in a good neighborhood? Are there many fun, but safe activities and attractions nearby? If there is, you have a better chance of turning a profit. Real estate investment properties are those that are later sold for a profit or rented out. You need to not only make sure that the real estate foreclosure you are interested in is marketable, but you also need to make sure that the area in which the foreclosure property is as well.
Of course, you will also want to look for real estate foreclosure properties that are being sold at great prices. Many real estate foreclosure properties are sold at prices which are less than the fair market value. This is what makes real estate foreclosure proprieties highly sought after, particularly with real estate investors. As stated above, when examining the cost of a real estate foreclosure or the bidding price if it is being auctioned off, you need to take any possible updates or repairs into consideration. This is important because you will want to invest in good real estate foreclosure properties, but you also want to try and limit your investments, if you can do so. The less you invest, the easier it is for you to make a profit.
The above mentioned points are just a few of the many that you will want to keep in mind, when looking to find and buy real estate foreclosure properties. For additional information, you may want to think about taking a real estate investing course, particularly one that places a large focus on real estate foreclosure properties
The Recipe for Real Estate Success... Finding Motivated Sellers
In real estate there is a saying that you don't make your money when you sell, you make your money when you buy. The name of the game is finding amazing deals and then keeping them for the long term or turning around and flipping for a handsome profit. Of course, if great deals were that easy to find, everybody would be doing it. The forces of supply and demand would inflate the price of properties to the point that there would be no deals left! Naysayers claim that this is true of today's housing market, but in reality, there are endless deals to be found almost anywhere at almost anytime. Finding these deals takes experience and talent, but this article serves as a head start for novice investors, or a refresher course for old pros.
Distressed Owners Make for Distressed Properties (And Vice Versa)
What is a great deal? Quite simply, it's when you buy a property for well below its actual value and/or with favorable terms. The only way this can happen is for the seller to be ignorant of the market, completely uninterested in profit motives, or extremely motivated to sell. Your chances of making a career out of finding homes owned by people who don't know any better or who don't care are slim, so it's best to concentrate on identifying motivated or "distressed" sellers. After all, only someone who absolutely needs to sell is going to price his or her home well below market value and/or accept unusual financing arrangements. These are the ingredients of a great deal!
So what makes a person a motivated seller? Divorce, death of a relative, job transfer, and serious financial distress are the items that top the list. While you might feel guilty for "taking advantage" of people in such a situation, you shouldn't. After all, they need to sell - you are helping them! You and the seller are finding a mutually agreeable price point and terms. You are getting a great deal and they are unloading a headache. It's a win-win situation.
How to Find Distressed Sellers
The first place to look is the newspaper. Don't bother searching through the fancy ads with pictures placed by real estate agents; go right to the classifieds instead. Look for listings with "for sale by owner" in the text, or that appear as though they are being sold without an agent. Technically, real estate agents must state that they are agents in all advertising materials, but the less scrupulous ones frequently disobey this rule. Also look for key phrases such as "must sell, fix-up, needs work, vacant," and of course, "motivated sellers" (although agents often advertise "motivated seller" when in fact their client isn't all that motivated!). Be prepared to make a lot of calls and not to spend much time with each seller - finding deals is a numbers game, and you have to make a lot of calls to find that one special deal.
But you shouldn't limit yourself to FSBOs (homes that are "for sale by owner"). Instead, draft a letter on professional letterhead and fax it to all of the real estate offices in your area. Explain that you are a real estate investor looking for distressed properties and that you can close quickly if the price is right. This way, you can have an entire army of real estate agents working for you, free of charge. If one of them finds a property for you, the seller of the home will pay the agent's commission. You owe them nothing, it comes off the seller's side.
Another idea is to call the owners of rental properties and offer to buy. Many income property owners are reluctant landlords and will certainly entertain the offer. If they say no, leave them your name and phone number and tell them to call you if they're ever interested in selling.
Finally, you can place your own classified ad. A simple headline like "We Buy Houses for Cash" works best. Don't worry that other investors use the same ads, it's a numbers game. Sometimes people will sell to you because they like the way you sound or they trust you over your competitor. How many advertisement do you see in the paper for mortgage companies, car dealers and retail stores selling the same product? There's enough business to go around, and so long as you get the phone ringing, you'll learn to get good at converting them into deals.
By knowing what you're looking for - distressed owners - and following these strategies, you will already be way ahead of most beginning real estate investors. It takes work, and lots of it, but the rewards are worth it.
Things to Check Out Before Buying A House
If you’re thinking about buying a house, you’ll have a number of things that you’ll want to specifically look into before you do. This article will give you a number of suggestions about exactly what factors to look into before you make the big plunge into being a homeowner.
First, always ask around among the neighbors before you buy. You’ll be surprised about what might turn up. If there’s been bad blood, a neighbor might be willing to reveal every problem they know about with the house. They’ll also be able to clue you in to things that may not be a problem with the house in particular but may be with the neighborhood in general. This can include a number of things. Remember to ask about: whether the house or the neighborhood is in a flood zone, whether there are any problem neighbors nearby, whether they know of any previous damage, and whether there is a crime problem. You can probably think of about a dozen other things to ask - talk with several neighbors, and if you find the local gossip, you’ll be in on everything you need to know. Always make sure that you document what representations the owner makes to you about the house - it could come in handy later, especially if there are major undisclosed problems with it. Do a little searching on the internet - you can always do a search for the name of the homeowner and see if anything interesting comes up. If there’s something shady or they’re untrustworthy, you want to know about it. By the same token, you can often easily see if they are legitimate that way. Make sure that you’ve had a title search done - your real estate agent will probably take care of it, but it’s a must-have. Hire a handyman to inspect the place if you aren’t good with that sort of thing - or just get someone you trust to look around. It doesn’t take much to make sure that your house will be a good investment.
10 Things You Must Do Before Buying a Home
Buying a home is often the largest personal finance transaction a person makes in his or her life. So it's critical that you make the right preparations and do the proper research. Regardless of unique situations and special circumstances, there are ten things you must do before buying a home.
1. Study the home buying process.
This will allow you to make better decisions and act confidently. Home buying lingo is a big part of this, so be sure to read through a few home-buying glossaries before you get into the thick of things.
2. Obtain your credit report.
Get a copy of your credit report and review it for errors. You can get copies from all three credit bureaus at once by visiting www.AnnualCreditReport.com. Mortgage lenders will review your credit with a fine-toothed comb, so you should do the same ... before they review it.
3. Fix credit errors quickly.
If you find an error on your credit report, go to the company's website where the report came from (TransUnion, Equifax or Experian) to contest it. It can take time to clean up an erroneous credit report, so get started as soon as you spot the error.
4. Check your debt-to-income ratio.
Mortgage lenders like to see a borrower's debt at (or below) 20% of net monthly income. If your debt exceeds 20% of your net monthly income, try to pay it down for applying for a mortgage loan. You'll have an easier qualification process and will likely qualify for a better rate.
5. Determine your budget.
Use an online mortgage calculator to get an idea of how much you can afford to pay each month, and what that equates to in terms of a home price. This will give you a budget to work from, which will help you weed out the homes that are beyond your comfort zone.
6. Start saving your cash.
This is one of the best things you can do before starting the home buying process, for a couple of reasons. First of all, mortgage lenders like to see that you have some cash reserves on hand. Secondly, you'll need cash reserves for any unexpected fees or costs that might arise (which is common).
7. Get pre-approved for a loan.
During pre-approval, a mortgage lender will review your credit, finances, debt, etc. and conditionally qualify you for a certain amount of mortgage. Sellers will take you more seriously if you have a pre-approval letter, and the process also helps identify any problems with your credit or other qualifying factors.
8. Avoid new lines of credit.
Try to keep your financial situation as "stable" and favorable as possible. It's a good idea to pay down some debt (see item #4 above) and to save up some cash. But the worst thing you can do is take out a new loan / line of credit. At best, this could make the qualification process take longer. At worst, it could tip the debt scales into the "greater than 20%" zone, which will make it harder to get a loan.
9. Validate the asking price.
It's called an "asking price" for a good reason. No asking price is set in stone, and everything in real estate negotiable. So don't accept an asking price as being reasonable until you validate it through careful research. Compare the home / price to recent sales in the area. Your real estate agent can provide a comparative market analysis (CMA) to help you with this step.
10. Get a home inspection.
It is never -- I repeat, never -- wise to skip the home inspection. A house is a sizable investment, and the last thing you want is to find a bunch of things wrong with it after you've taken ownership. Home inspections are very affordable, and you cannot put a price on the peace of mind you'll have as a result of your inspection.
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