Category Archives: Sapphire, NC Real Estate

Mystery of The 184 Things Your Sapphire Real Estate Agent Does

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As its name clearly implies, The 184 Things a Real Estate Agent Does for You is an exhaustive list of the actions a Sapphire real estate agent is called upon to perform on behalf of a client. It is an authentic real estate Golden Oldie.

Whenever someone wonders aloud what it is that Sapphire real estate agents do to earn their commissions, many of we agents have the option of digging around in a drawer for a wrinkled printout of The 184 Things. If there were a Real Estate Hall of Fame, The 184 Things would be sure to have its own spotlighted exhibit…or even an interactive video display (so the kids could push colored buttons that would seem to make the list interactive).

Since the list is 184 items long, it’s a good bet that, given the option, very few of our clients would have read the whole thing (if they had, they’d probably be so exhausted they might well reconsider selling their house at all).

Actually, the truth is real estate agents don’t perform all 184 in the course of any single home buying or selling transaction. Some items refer to specific kinds of deals; some others aren’t always necessary. But they’re all authentic, and for most Sapphire transactions, we really do execute on a lot more than half of them. To give you the flavor, they are actions like “Verify legal description,” “Confirm lot size via owner’s copy of certified survey, if available,” “Prepare detailed list of property’s ‘inclusions & conveyances’…,” and so on.

Like so many other epochal historical events, the birth of The 184 Things seems shrouded in mystery. You might think that the reason is because it happened so long ago—but 2006 isn’t really that long ago. Perhaps the mists of time haven’t actually had a chance to fully enshroud the event…so maybe simple confusion is responsible. Most historical citations credit its origin to a 2006 House of Representatives Financial Services Sub-Committee hearing, during which the president-elect of the NAR presented the Things at the conclusion of her testimony. This could have happened after some House member made the innocent mistake of asking what real estate agents do to earn their commissions…but the actual exchange that provoked the list has been lost for all time.

At any rate, despite the House hearing being often credited as the point of origin for The 184 Things, there are problems with that story. The House archives’ transcript of the hearing shows a written Attachment that has 180 Things—not 184! But that’s not the only mystery, because the Attachment has a footnote, which seems to credit the Orlando Regional Realtor Association. It’s only after you consult the ORRA’s web site that you come upon what may be the original list, with all 184. If they ever do build a Real Estate Hall of Fame, it could be a reason to put it in Florida…

I don’t need to do each one of The 184 Things every time I set about helping a client buy or sell their Sapphire home—but it’s certain I do an awful lot of them. My own list is simply one with all of the things that need to be done—and that turns out to be different for every client and every property. The first item is always the same, though—and it’s all yours: call me!

Home Loan Budgeting Sets Parameters for Sapphire House Hunters

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When you first go shopping for a Sapphire home, loan budgeting—figuring out how much a comfortable monthly mortgage payment would be—pretty much dictates the price range you will be considering. Some listings do the lion’s share of the home loan budgeting work for you through a ‘payment options’ box that provides a thumbnail mortgage payment calculation. You enter a percentage for the down payment, amount, and the type of loan—and at the speed of light it calculates an estimate for the monthly payment. Those that also include the latest property tax bill and an insurance estimate come up with a pretty definite picture of how affordable a given property will be.

An associated cost that home loan budgeting alone doesn’t address is the additional operating cost every homeowner runs into—the maintenance figure. Since those costs are dependent on the type and condition of the property, most experts just advise future homeowners to anticipate 1% of the purchase price per year…a transparently made up number. There are a couple of approaches that can improve on it.

The first way is to invest in a home warranty, which has a set cost. Home warranties are the forms of insurance that cover the repair or replacement of covered items. This can be a relatively economical way new Sapphire homeowners can buy some budgetary peace of mind while familiarizing themselves with the ins and outs of their new Sapphire home. But it’s also an occasion where it’s particularly important to read the fine print—the only way to be clear on what is covered, what is not, and what the deductibles are. It’s also important to get an idea of who the subcontractors will be.

The other way to get a bead on likely future maintenance outlays is to anticipate likely major replacement costs. Wood shake roofs, for instance, should last about 30 years, while fiber cement shingles last five years less (and rough weather conditions can lop years off those life expectancies). Wood floors last a century, as can marble and slate—while carpet usually needs to be replaced every eight to 10 years.

When it comes to included appliances, most Sapphire homeowners will agree that today’s models just don’t seem to last as long as they used to. It may be because electronics have added improved functionality…or it may be a result of flimsier manufacturing. At any rate, the National Association of Homebuilders’ research tells us that dryers (both gas and electric) have average life expectancies of 13 years—as do cooktops, electric ranges, and fridges. Washing machines last an average of 10 years; while microwave ovens last 9 years—as do dishwashers and compact refrigerators. Freezers last 11 years, garbage disposals, 12…but (uh-oh!) trash compactors average only 6. If the previous owner can furnish original warranties or purchase slips, it should be able to come up with a ballpark idea of when to expect replacement outlays.

Home loan budgeting will deliver the all-important mortgage payment amount, but it’s prudent to leave ample some budget for the other inevitable expenses. But first things first—and calling me is a good way to start. Finding a Sapphire home to fit all your requirements (including the budgetary ones) is, after all, job One!

For Sapphire Moving Days, 5 Practical Planning Tips

1-14-16-movingWhen a Sapphire home seller tallies the total financial impact of selling the old and then buying the new home, in addition to the closing and brokerage costs, the expense of the move has to be reckoned, too. It may seem like an afterthought, but especially for larger homes and families, it’s a cost significant enough that it bears some economy-minded preparations.

Although doing the lion’s share yourself is the surest way to bring that price tag down, it will also add a load to an occasion that’s already stressful enough. “Moving day” can prod your already surging emotional stress meter further into the red if you are trying to do everything yourself (or relying on friends to carry more of the load than is healthy for the relationships). Since this is such a common hurdle, a good deal of wisdom has developed that can keep potential Sapphire moving day misery to a minimum. Here’s a collection of useful tips:

1) Gather ye boxes while ye may…far ahead of time. Yes, you can certainly buy them—and probably should for special types like wardrobes and glassware—but since you know you’ll be moving once the Sapphire house has been sold and the new place is ready to move into, make a point of holding onto all the clean cartons you come across leading up to the big day. Once you’re sure you have gathered enough, pinch yourself (and get back to gathering more). Somehow you always need many more than you imagine possible!
2) Cut cut cut. Long before you approach moving day, get serious about all the stuff you don’t need any more and yard sale (it’s a verb) it, Salvation Army it (ditto), give it away, or just toss it out. If you are going to use professional movers, cutting down the size of the move will be worth its weight in…well—let’s just say it will be worth it!
3) Dismantle ahead of time. When the movers arrive, a great chunk of their time (and thus, their bill) can be spent taking things apart for safe transport. You can do this ahead of time with a pen and some masking tape, a wrench, pair of pliers, and some Ziploc bags. The bags are for the nuts, bolts, screws, and other fasteners. The masking tape and pen are to label the bags and tape them to larger pieces—you’ll thank yourself at the other end, when it’s time to reassemble everything.
4) Collect all receipts. Whether you pay movers or rent a van or trailer yourself, remember that moving expenses may be tax deductible. If you get a new job that’s more than 50 miles from your previous home within a year, it probably qualifies.
5) Time your move. The major stampede for movers happens during the high volume times of year (spring and summer) and especially at the end of the month. Planning to move any other time (like right about now, for instance) will make it that much more likely one of our Sapphire movers will be able to give you a deal. And get a firm price guarantee whenever you can; estimates based on hourly rates can take a lot longer than expected!

Picking up stakes and leaving a long-time Sapphire home (or moving to your new Sapphire home) is a major life experience you’ll want to remember as the delightful opening of new doors instead of a harrowing misadventure. A little planning ahead of time helps that happen. Part of what I offer my clients is the experience of having shared many ‘moving’ experiences. Call me when one is on your horizon!

Sapphire Rent-to-Own Solutions Can Make Possible the Impossible

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The term “rent-to-own” sounds like a contradiction for good reason. It’s often called upon to reconcile a buyer-seller situation that does not fit a standard mold. A Sapphire rent-to-own agreement can allow potential buyers to move into a Sapphire house before their finances are up to snuff (or at least that’s the call most lenders would make). It can be a useful contradiction for both parties, because the would-be buyer can get the immediate benefit of living in their choice of home knowing that some portion of the rent paid has the potential of building residential equity, while the seller will either eventually have successfully sold the property or have benefitted from some cash flow should the sale fail to materialize.

If this rent-to-own scenario sounds like a win-win, that’s because it is…that is, unless it isn’t. The reason that rent-to-own is not more popular with Sapphire home buyers and sellers is because of some frequently encountered landmines—but a well thought-out arrangement can tackle most of the major ones. When both parties (and their legal counsel) anticipate the most likely future circumstances, among them will be:

  • Purchase price. This will be an amount that is agreeable to both parties…one that ideally will also seem fair at the future time when the deed changes hands.
  • Option consideration. To compensate the current owner for the loss of ability to sell the property to anyone else during the term of the rent-to-own agreement, a non-refundable amount (usually somewhere between 2%-7%) can be negotiated. If a portion of this consideration can be applied toward the ultimate purchase, it may increase the incentive for the rent-to-own tenant/buyer to complete the sale.
  • Rent. It’s “rent-to-own” because a monthly rental is negotiated—usually at a higher-than-market rate with a portion of the excess to be applied toward the purchase price.
  • Term. The length of the agreement—the amount of time the renter/buyer has to complete the purchase—is a key provision. A common reason that a rent-to-own agreement is desired at all is because the buyer needs time to qualify for a traditional home loan, so negotiating a sufficient length of time to accomplish that can be critical.
  • Ongoing maintenance. Spelling out precisely which party is responsible for which classifications of maintenance will prevent a common problem from cropping up. Especially in a situation where the tenant will not be completing the sale, the landlord will be keen to protect the property’s integrity.
  • And taxes, homeowners’ association fees, insurance—any and all details that need to be addressed so that both parties are aware of their responsibilities. Failure to anticipate any one of them can end in a dispute…and that benefits no one!

A Sapphire rent-to-own agreement can be a terrific way to realize a sale that would otherwise not be possible. The key is to anticipate not just the hoped-for, smooth-sailing outcome, but all of the obstacles that might crop up along the way. Rent-to-own is just one of the possibilities that an experienced real estate professional will help you to consider.

Be sure to give me a call when your sights are set on buying or selling a Sapphire home!

Extra Payments for Sapphire Mortgages Questioned

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It’s usually around this time of year when the one in charge of keeping track of your Sapphire household’s finances either sits down to do some budget arithmetic, or (at a minimum) goes hunting for a new shoe box to hold the coming year’s tax receipts.

Both activities are simply exercises in ascertaining what is being spent (philosophers might recognize this as a Search for Enlightenment) – rather than actually doing anything about it. For those Sapphire mortgage holders more inclined to be actively engaged in improving their budgetary bottom lines, the credit.com website recently presented a question not often heard: are there any drawbacks to prepaying your mortgage?

Normally, the idea of making extra mortgage payments is presented as an unalloyed great idea. What’s not to like? You pay off your mortgage sooner than would otherwise be the case, which has to put any Sapphire family’s budget in better shape. Because, from the moment you make an extra payment, the balance of your mortgage is less than would otherwise be the case, each succeeding payment’s interest amount is that much smaller. Obviously, at the end of the mortgage’s term, the total amount of interest paid will have been reduced. Budgetary magic? Maybe not…but a reasonably prudent idea? You’d think so.

The point of the article is another view of that common sense idea. Paying down your mortgage more quickly “may not be the best overall strategy for your finances,” according to the article’s author, Karin Mueller. She was addressing a consumer who reported paying $6,000 extra toward his mortgage principal, but hadn’t felt fairly compensated by the amount the resulting payments showed.

The reason, according to the article, was that the reduction in the amount of principal owed was so small compared with the amount of the loan that the pennies saved in interest is fairly inconsequential. This might be valid—but in addition to those interest ‘pennies’ saved, the real savings come at the end of the loan’s term, when you are able to retire it months earlier than originally scheduled. And those ‘pennies’ do turn into dollars when you add them all up.

It is here that readers might note that there is a link in tiny type at the top of the credit.com page that says ‘Advertiser Disclosure.’ When you click it, you learn that credit.com is being compensated by some of the financial products discussed. It’s fair to surmise that some mortgage issuers might have decided it is against their interest to encourage Sapphire mortgage holders to make extra payments. Despite the further explanation that “this relationship does not result in any preferential editorial treatment,” you wouldn’t be blamed for any slight suspicions that might be raised in that regard.

The article does rightly point out that, no matter what, you should always reserve some cash in the family bank account for emergencies—using that to make extra mortgage payments might not be such a good idea. Still, all in all, perhaps paying down your mortgage as soon as it’s financially comfortable to do so IS a good idea (just like we always thought it was)!

The family budget may show your Sapphire mortgage payment as a minus in the cash flow category, but of course some of that money isn’t really gone—it goes toward building equity: the real estate portion of your net worth. Give me a call whenever you need help in that department!

Sapphire Real Estate Investments Forgotten in Savings Survey

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Along with all of last week’s New Year’s Day festivities came what you could call the New Year’s Frame of Mind: the familiar, this-time-of-year special consciousness of the passage of time. For most Sapphire residents, all the other seasons come and go with everyone too busy tending to everyday affairs to pay much attention to the big picture: the progress (or lack of it) toward the major goals most everybody hopes to achieve.

It’s that New Year’s Frame of Mind that’s behind the impulse to make New Year’s resolutions. After all, there’s no such thing as ‘Fourth of July resolutions,’ or ‘Labor Day resolutions,’ even though a quick check of the calendar confirms they come once every year, too. Nope; it is the moment when the crystal globe slides down to the Times Square throng and old Father Time greets Baby 2016 that’s most likely to trigger thoughts of how preposterous it is that another whole year has gone by.

Whether or not that feels terrific is partly due to how well we’ve advanced in our individual Grand Scheme of Things…be it a self-improvement incentive (that’s why they run all those ‘learn a foreign language’ commercials in December) or long-term career growth.

For most Sapphire residents, progress toward financial security is one of the larger issues that the New Year’s Frame of Mind can trigger. Right on cue, many of last week’s end-of-year broadcasts included a sobering study about the average American’s savings picture…actually, ‘sobering’ is too mild a word. As one credit guru put it, the statistics were ‘dizzying.’

The survey was credited to an outfit called GOBankingRates. They had released it months ago, but it drew considerably more attention as the calendar neared January 1 (getting the New Year’s Frame of Mind treatment). Their pronouncement wasn’t so much ‘dizzying’ as it was frightening: the lead finding was that 62% of Americans have less than $1,000 in savings!

Reassuring information was readily available, though, for anyone who did more than a quick scan of the survey. It turns out that they had asked about savings accounts only—so the headline-grabbing number left out retirement accounts and the like. As it relates to Sapphire real estate investors (if you own a Sapphire home, you are certainly a Sapphire real estate investor), they also hadn’t included real estate equity in the ‘savings’ total. That certainly makes their scare headline less than dizzying. As the first commenter on their own website noted, ‘why keep money in a 1% savings account?’

But GOBankingRates wasn’t exclusively a source for misleadingly bad news. As compensation, they also supplied surveys of the 10 Best Tax Havens in the World (Luxembourg is #1) and 2016’s Top Resolution (it is “enjoying life to the fullest”).

Here’s hoping that Sapphire’s 2016 proves to be a remarkably healthy, happy, and prosperous one for you and your family. And if ‘enjoying life to the fullest’ this year involves buying or selling a Sapphire home, I hope you’ll give me a call!

Sapphire Agent Examines WSJ Listing of the Year Contest

A key step in preparing a home for sale is creating its listing for Sapphire’s online MLS. It’s part science—getting all the physical details exactly right (trickier than you’d think)—and part invention. The goal is to devise phrasing that accurately portrays the property’s unique appeal without relying on clichés.

So it’s not surprising that when The Wall Street Journal sent out the email plea for all its Mansion magazine readers to “vote for the listing of the year,” it struck pay dirt around here. Oh boy! We’d be able to compare our Sapphire listing efforts with the best-of-the-best from around the globe! Visions of an online Academy Awards-type show for real estate listing writers materialized…

But from the start, there were issues. For one thing, there was the actual ‘ballot’ itself. These best-of-the-best listings: there were 65 of them. It made for one of those bottomless web pages. You keep going down and down and down through listing after listing, yet the slider on the side of the screen barely moves. Then there were the listings themselves. They all seemed to be for multi-million dollar estates…

Then there were the photos that illustrated the entries; they weren’t exactly typical. In our online Sapphire listings, all the photos are on an equal footing: the curbside glamor shot has to fit into the prescribed thumbnail space. None is larger than any other; fair is fair, after all. But here, these best-of-the-best listings seemed to have gigantic, travel poster-sized blowups…some taken from helicopters (or, for the larger estates, perhaps satellites) …and all of them looked like they’d been lifted straight off the cover of Architectural Digest…

As for the part of the contest that should have been most relevant—the language—there was little of use. “A PENTHOUSE WITH BUILT-IN PARKING” read one headline. It appeared above the photo of a contented-looking Ferrari, which seemed to be parked in a gleaming marble hallway. The car looked to be enjoying its own panoramic view of The City. Below it, the copy started out, “This Manhattan residence features a ‘sky garage’” (which turns out to be an elevator that the car can take from the apartment down to the street). The text leaves to your imagination whether or not the auto might decide to tip the concierge at Christmas. The asking price (clearly set to appeal to the economy-minded) was $19.9 million.

Then there was the South Carolina home, illustrated with a “listing” photo that must have been taken from orbit. It bore the understated headline, “A SEASIDE ESTATE ON KIAWAH ISLAND.” The descriptive text began, “The South Carolina home features 5,000 square feet of verandas, walkways and porches…”

In fact, all of the candidates for Listing of the Year were like that. It was pretty clear that the skill of the listing writers was not what was on display here. In fact, the contest’s small print admitted that the ‘ballot’ was simply a way for the Wall Street Journal to reprise their paid ‘Listing of the Day’ ads.

I’m happy to report that our own Sapphire listings do their job without having to rely on ‘perks’ like penthouse car elevators. I hope you will give me a call when the time arrives for putting together your own Sapphire listing!

Sapphire Mortgage Insurance is a Good Thing and a Bad Thing

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PMI is a set of initials that can be a bit perplexing—particularly for new Sapphire homeowners who are about to write their first mortgage payment check. They may notice it as a line item that adds a bit more to the payment than they had remembered…and then have that forehead-slapping moment when they remember: it’s that insurance!

PMI is a good thing and it’s a bad thing. For many homeowners in Sapphire, mortgage insurance, (or ‘Private Mortgage Insurance’) may be an irritating extra monthly charge—but since without it they may not have been able to buy their new Sapphire home in the first place, it can also be indispensable.

Some call it lenders mortgage insurance (‘LMI’), which would be perfectly fair, since it’s really insurance for the benefit of the lender rather than the homeowner. LMI or PMI or whatever you call it can come in handy—particularly when a low down payment is part of a negotiated mortgage loan. If for any reason the borrower ceases to repay the home loan, it insures that the lender will not have to bear the loss.

In most instances, such mortgage insurance payments continue until a certain amount of the lender’s risk is judged to have been removed. Typically, in the past, since a 20% down payment was standard, mortgage lenders considered loans of 80% of the value of the home to constitute the normal, run-of-the-mill degree of risk. This was important because banks and mortgage companies really don’t like the whole idea of risk. They would hate to play roulette or blackjack (unless they were the House).

So whenever a borrower decides to furnish less than the standard 20% for a home’s down payment, that means that they have less at risk in the deal—and experience shows that the likelihood of a default increases as a result. Yikes! Banks smell risk! But if both parties really want to make a sale happen even though the buyer insists on a 10% down payment, the problem becomes how to make it possible…

Voila! Mortgage insurance is born!

There are other ways to solve the same logjam. For instance, a ‘piggyback’ mortgage can be arranged: the buyer takes a standard 80% loan-to-value mortgage, and simultaneously agrees to a ‘second’ mortgage for the missing 10%. The borrower makes regular payments for both—usually retiring the second as quickly as possible. Another method: find a less expensive home!

Helping line up smart real estate solutions—including advice on the ins and outs of financing Sapphire real estate transactions—are all part of the service I offer all my buying and selling clients. Which is why they call me up with their questions and ideas. You should, too!

New Wrinkle in Sapphire Mortgage Interest Rate Guessing Game

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12-23-15-mortgageWhen you are close to buying a new home in Sapphire, one news item that definitely becomes more interesting than usual is the status of current mortgage interest rates. All those little ads on the side of the screen that blink at you with Mortgage Interest Rate Alert! and Lock Lowest Home Interest Rate NOW! that you are accustomed to ignoring may also suddenly rate a second look—although you quickly learn that the promised Sapphire mortgage interest rate won’t be revealed unless you surrender a lot of personal info to the advertiser.

If you decide to avoid blabbing your email address to the internet (certain to put you onto yet another advertiser’s database), you probably do what I do—which is to check the legitimate news sources for their mortgage interest rate commentaries. When you do that, it’s reassuring when you find words and phrases like widely expected and as predicted (or even minor correction or following recent trends). When you are not quite ready to apply for your own mortgage, sudden interest rate lurches make budget projections less reliable.

So you would have expected it to have been reassuring when last week, as predicted, the Fed raised its Fed funds rate—the basic interest rate banks pay—by just a teense: a quarter of a point. Pretty much as had been widely expected. That may be an understatement; such a move had been thought imminent by many experts for years.

But last week’s Fed action didn’t quite follow through on the as predicted and widely expected fronts. Instead, we got words like ‘paradoxical’ (Mortgage News Daily); ‘fear mongering’ (CNN Money); ‘volatile’ (themortgagereports).

The good news for potential mortgage applicants was that the disarray the commentaries were describing had nothing to do with what homebuyers were likely to encounter. Instead, it described the problem the commentators were having explaining what the initial fed funds hike had caused: a slight fall in mortgage interest rates!

“Lenders easing up on home loans” and “Fed hike no biggie for mortgages” were stories from CNBC—and they were typical. “Mortgage Rates Slightly Lower Ahead of Holiday Week” was what Mortgage News Daily had found to be the paradoxical descent—eventually deciding it could be explained at the bond market level (traders had erred on the side of caution before the Fed’s announcement).

By Friday, loan originators were unanimous in suggesting that ‘today may be a good day to lock’ (but then again, to loan originators ‘today’ is always a good day to give them business). There was an underlying theme to most of the commentaries: expect a bounce in mortgage loan rates before too long. Probably, but not certainly—especially if you kept in mind Motley Fool’s “3 Predictions That Were Totally Wrong in 2015.” In addition to the Fed Funds rate and Treasury Note miscues, there was one we all would have shared: a barrel of crude oil ended the week priced at $40…about half of what the experts projected last January.

One fact that doesn’t involve any guesswork: by historical standards, today’s Sapphire mortgage interest rates remain in the ‘very low’ range. That means it’s still a good time for buyers and seller to give me a call!

Tax Break Possibilities Tempt Sapphire Real Estate Investors

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There are two specific times each year when Sapphire real estate investors find their thoughts wandering in the general direction of impending tax bills. As we approach year’s end, this is one of them. The other, of course, will be coming up in April—but this is the time of year when steps can be taken that affect the bottom line of what will come due later on.

My expertise is in Sapphire real estate, so I don’t offer specific tax advice—as always, that’s best handled by your own financial advisor. But tax benefits (in the form of deductions) are always part of the picture when I’m helping clients find Sapphire real estate for investment purposes. In that connection, there was one recent article that ran on the Realtor® web site that effectively summed up seven main tax advantages that Sapphire real estate may offer owners who rent out their property. There are specific provisions in the tax code that qualify a property for each (which is why the piece was titled “Seven Possible Tax Deductions for Rental Property Owners”), but I think listing all seven possibilities in one place is worth repeating, so here goes:

⦁ Mortgage Interest Deduction (everyone already knows this one—the most obvious and potentially the most significant). What wasn’t mentioned in the Realtor article is the added possibility of deducting the expense for points paid in the year of purchase. That’s an expense that brings down a loan’s mortgage interest rate over the long haul while being deductible over the short haul.
⦁ Repairs – they have to be ‘necessary and reasonable.’ Likewise, improvements may qualify if they meet the same standard
⦁ Depreciation — this one is like other business assets that deteriorate over time due to wear and tear
⦁ Insurance — the expense common to many businesses
⦁ Professional and Legal — ditto
⦁ Outside labor — when you hire employees or independent contractors to ‘perform services…related to the rental.’
⦁ Travel — if your Sapphire real estate causes you to travel (for instance, if you live out of town), fuel expenses and meals may be deductible.

As usual, the caveat is the need to keep detailed records of every expense (your Uncle Sam isn’t the kind of uncle who takes your word for things).

When you list them all together, you have to agree these make quite an attractive handful of tax deduction possibilities. They really do account for a major appeal that a Sapphire real estate rental property can offer. To investigate the Sapphire properties with investment potential, give me a call anytime!