FHA Limit Back to $729,500; Fannie and Freddie remain at $625,500

From Grant Norris of mortgage broker Platinum Capital:

Congress passed a bill, and President Obama signed it, that allows the FHA to back mortgages of up to $729,500, six weeks after the limit dropped to $625,500. The move makes it easier for more buyers to get low-interest FHA loans. Obviously members of Congress had trouble letting Freddie & Fannie take on any more risk given the billions in taxpayer money that have gone their way. The two agencies are politically toxic, but legislators felt pressure to re-raise the limit, so compromised by raising the FHA limit. Loans backed by Fannie Mae and Freddie Mac will continue to have a $625,500 limit. Loans that exceed the Fannie, Freddie and FHA limits move into the jumbo realm, as we know, where 30-yr mortgages carry higher interest rates and require 20% or more down. FHA programs usually allow lower down payments and are more forgiving of imperfect credit, but also carry higher fees, so more-affluent buyers tend to prefer Fannie and Freddie loans when they qualify for them. 

Temporary Conforming Loan Limits Expire September 30, 2011

If you live in a high-cost area, keep an eye on your calendar. Effective October 1, 2011, temporary conforming loan limits will be lowered nationwide. Perhaps by as much as 14 percent.

These limits range up to $729,750 currently.

"Temporary loan limits" were enacted as part of the government's 2008 economic stimulus package. At the time, the financial sector was entering its crisis and private mortgage lending had all but disappeared. Financing was scarce for both homeowners and home buyers for whom loan sizes exceeded Fannie Mae and Freddie Mac's national $417,000 limit -- even for those with excellent credit and income.

The issue was exacerbated in places like New York City where local home prices routinely topped $1 million. Buyers unable or unwilling to bring a substantial downpayment to closing (i.e. $600,000 or more) found themselves without financing.

The February 2008 package addressed this issue, using a math formula to change loan limits nationwide. The government assigned to each U.S. metropolitan area a temporary, new loan size limit equal to 25% greater than its respective median home sale price, not to fall below $417,000, and not to exceed $729,750.

Then, later that same year, the Housing and Recovery Act made "high-cost areas" permanent, but with a reduced 15% increase to median home prices, and loan sizes not to exceed $625,500.

These new limits take effect October 1, 2011 -- one day after the temporary limits expire.

If you live in a high-cost area, therefore, take note. Mortgage rates may be low, but the amount of loan for which you qualify may be less than you expect, and you may find yourself ineligible.

Whether you're planning a refinance or a purchase, keep an eye on the calendar.

The complete list of high-cost areas is available online.

2011 Conforming Loan Limits : No Change From 2010

Conforming mortgages is so named because, literally, they conform to the mortgage guidelines set forth by Fannie Mae and Freddie Mac.

Of the many traits of a conforming mortgage, one is "loan size" and loan sizes have limits. Mortgages exceeding this loan size limit cannot be securitized as a conforming mortgage and, therefore, are ineligible for conforming mortgage rates.

Conforming mortgage rates are often the cheapest source of mortgage money for residents of California , all things equal.

Each year, the government re-evaluates its maximum allowable loan size based on "typical" housing costs nationwide. Loans in excess of this amount are often called "jumbo".

Between 1980 and 2006, as home prices increased, so did conforming loan limits -- from $93,750 to $417,000.  Since 2006, however, home prices have retreated but the conforming loan limit has not.

In 2011, for the 6th consecutive year, $417,000 will be the country's conforming mortgage loan limit.

Conforming loan limits very by property type. The complete breakdown is as follows:

• 1-unit properties : $417,000
• 2-unit properties : $533,850
• 3-unit properties : $645,300
• 4-unit properties : $801,950

Despite the limits, some parts of the country get "loan limit exceptions". In areas considered "high cost", conforming loan limits range from $417,001 to $729,750. High-cost is defined by the median sales price of a region.

Los Angeles County, for example, is a high-cost region, along with a lot of California. There are less than 200 such areas nationwide, though.

You can verify your local market's loan limit via the Fannie Mae website. A complete county-by-county list is published online.

Jumbo mortgage market is beginning to thaw - latimes.com

In a very well-timed article (see my immediate past blog post), the LA Times reports that the the Jumbo mortgage market is beginning to thaw.  There isn't much movement yet, and in fact the article quotes what all would-be jumbo mortgage borrowers already know, namely that "For now, the jumbo market remains limited to the volume of loans that banks are willing and able to keep on their books. But there is hope for a return to private outside funding." 

That private funding is exactly what's needed,

2010 FHA Loan Limits Released

FHA home loans are federal assistance mortgages made by lenders, and backed by the government. The FHA doesn't make loans to homeowners -- it insures loans made to homeowners by federally-qualified lenders.
By all accounts, FHA home loans are surging in popularity.

• 2006, FHA insured 3.3% of all mortgages made
• Q2 2009, FHA insured 19.2% of all mortgages made