DEER LODGE, Montana real estate and homes for sale by James C. Wangerin, CPA

This 4br/2ba home for sale for $145,636 or rent for $816/month can viewed on a virtual tour at http://www.mouse-house-tour.com/real-estate-montana/deer-lodge/powell-59722-5971.html

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Tax advantages include a tax ccredit of up to $2,000 per year and/or itemized decutions for mortgage interest and property tax.

Subsidized interest loans are available for as lows as 2%. Government programs can reduce out of pocket cash at closing to $500.

DETERMINING ASKING PRICE: My asking price is 6% (usual realtor’s commission OF $9,264) less than what a realtor would have listed the home for ($154,900) based on comparative market analysis. Also, consider that to obtain a loan at 80% of value you might have to only come up with 14% instead of 20% or a reduction in out of pocket cash of $9,264.

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PRICE APPRECIATION HISTORY – RENT WITH OPTION TO BUY : Not sure, rent or lease for $816 per month with an option to buy. Rent includes existing 1 car garage, insurance, taxes, and maintenance. Home price appreciation in Montana for the period of time ending March 31, 2006 was: 13.86% for 1 year, 52.99% for 5 years and 243.44% since 1980. Information from Office of Federal Housing Enterprise Oversight (OFHEO) http://www.ofheo.gov/HPIState.asp?FormMode=Summary Option prices is asking price plus greater of Montana home price appreciation or 5% annual rate compounded monthly (For example, if same as last year = 13.86%, the option to buy price in 1 year would be $166,024 but in any case not less than $152,917.)

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Determining Rent: Rent is equal to the fair market rent (FMR) published by HUD for a 4 bedroom house in Powell County. FMR is designed so that 40% of rents are equal to or lower than that rent. FMR includes utilities. This house does not include utilities but does include garage, screened in porch, back deck, basement, workshop, mature landscape, and is on Cottonwood Creek (with excellent fishing, bird watching, and natural greenspace on abandoned boulevard on the opposite bank.) The house has new storm windows and the walls, celing, and floor are insulated to keep heat bills low. Free wood is an alternative to heat the house or use economical natural gas forced air furnace.

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About the Author

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http://digilander.libero.it/glemound2

James C. Wangerin, CPA prepares taxes for over 600 clients in Deer Lodge MT.