i***c
发帖数: 156 | 1 关于mortgage rate 和 Annual Percentage Rate（APR）的区别好像以前有人说过，但
现在搜索不到那篇帖子了。
比如说，30年fixed mortgage rate 是4.25，那APR应该多少比较合理（自己付
closing fee）？谢谢大家！正常的话，两者的差别应该是多大？比如说5-10%以内？ |
|
h***b
发帖数: 1233 | 2 Good Faith Estimate (GFE) 上的 rate和其它一些 closing costs之类的数字，只供
参考而已。真正的利率要等 buyer OR buyer agent 要求 lock rate 时，才作最后定
论。 rate lock 对lender讲，就好像是去买保险--保证在rate lock 期间，利率不超
过客人要求的。当然这保险是有 cost的，所以lock 越久cost越高，能拿到的利率就越
差。
30yrs |
|
b***k
发帖数: 654 | 3 嗯, rate, cost 都高, 好处是 rate 可以跟房走, 将来 rate 高了好卖. |
|
d******n
发帖数: 2712 | 4 因为我们不做FHA loan，没有具体研究过。rate上应该差的不多，印象中是FHA loan的
rate高点儿有限。不过，最近市场动荡，也许FHA loan的rate受市场影响小，或者相对
滞后。
另外，FHA loan的assume也不是无条件的，下家也得有资格申请到贷款才有可能assume
原来的贷款。 |
|
c****e
发帖数: 9482 | 5 据说经常agent先用低rate把你套住， 然后等rate掉下来， 他就多赚钱， rate涨上去
， 就说没lock住
rate
and
before |
|
K****z
发帖数: 405 | 6 Today's rate is getting better.
===================== Illinois =====================
Refinance Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.750 4.125 4.750 3.875 3.750 4.250
Purchase Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.750 4.000 4.750 3.750 3.375 3.8750
Rates above are based on the following assumptions:
1. Loan Amount: $300K<=$417K
2. Loan-To-Value (L... 阅读全帖 |
|
K****z
发帖数: 405 | 7 Today's rate is getting worse because of the strong job market.
===================== Illinois =====================
Refinance Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.875 4.250 4.875 4.000 3.750 4.375
Purchase Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.750 4.250 4.750 3.875 3.500 4.250
Rates above are based on the following assumptions:
1. Loan Amount: $300... 阅读全帖 |
|
K****z
发帖数: 405 | 8 Today’s rate is the same as yesterday’s.
===================== Illinois =====================
Refinance Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.875 4.250 4.875 4.000 3.750 4.375
Purchase Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.750 4.250 4.750 3.875 3.500 4.250
Rates above are based on the following assumptions:
1. Loan Amount: $300K<=$417K ... 阅读全帖 |
|
K****z
发帖数: 405 | 9 Today’s rate is getting better because of the job report and Fed speech.
========================= Illinois ===========================
Refinance Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.750 4.250 4.750 3.750 3.750 4.250
Purchase Rate:
30-Yr 15-Yr 20-Yr 10-Yr 5/1 ARM 7/1 ARM
4.750 4.125 4.750 3.750 3.375 4.000
Rates above are based on the following as... 阅读全帖 |
|
r******e
发帖数: 289 | 10 Conforming Loan (<=417k)
Purpose of Loan 30 YR 15 YR 5/1
Purchase Loan 4.750 4.125 3.250
Refinance Loan 4.875 4.250 3.375
The rates are based on criterion below and good for the time when they are
quoted:
Loan $ >=400K, FICO>=740, LTV<=80%( SFH) or 75%( Condo), primary residence.
There is no point, no fee for refinance but there is fee for purchase loan.
Rate change is subject to loan amount, impound and other conditions.
High Balance Loan (<=729k)
Purpose of Loan ... 阅读全帖 |
|
d******n
发帖数: 2712 | 11 我不觉得Yahoo上的rate是准的，大部分来源于那些在网上放低rate钓鱼的一些网上
mortgage代理，靠不住的。
4.75% for 8-day rate 比较离谱。具体的rate跟loan amount，loan to value的比值
，和credit score有关系，如果没有任何adjustment的话，4.625%，30天的lock应该是
可以offer出来的。有adjustment的话就会升到4.75%，但是，至少45天的lock是给的出
来的。 |
|
h***b
发帖数: 1233 | 12 adjustment is done annually per index that was agreed upon. many times it's
the 1-yr LIBOR. there's also an agreed upon "margin" that goes on top.
margin is fixed but index varies. margin is usually ~2.25% (verify your
Note). say LIBOR is at 0.78% then your adj'd ARM rate starting the 6th yr
is 2.25 + 0.78 or 3+%.
1st adj usually carries a cap of 5%, same cap also applies throughout the 30
-yr term. 2nd and subsequent adj usually carry a 2% cap. so your worst
scenario in terms of mtg rat... 阅读全帖 |
|
F***Q
发帖数: 6599 | 13 Mine is 15yr fix (recently closed), but based on the spreadsheets my agent
sent me last month, the best rate for 30 yr Aug. was around 4% or lower (60-
day lock). At this point, the TNX interest rate is record low, I would
imagine the mortgage rate is at least as good as the best rate in last month
.
If you are interested, email me (fangqq at gmail) and I will forward you his
contact info. |
|
s*******e
发帖数: 67 | 14 一直搞不清这俩的关系。
目前为止个人的理解是：
1. 一般lender是用rate来计算月付的
2. APR是所有月付加上closing的钱然后转换成rate的形式
3. 如果知道rate和APR，就可以用两个分别计算出月付，再乘以term，然后所得的差值
就是closing cost了？
4. 每个lender算入APR的cost不同，所以APR是没有可比性的？
5. 比较loan的时候，只要比较rate和closing cost的组合是否适合自己的计划，当然
两个都最低就是最好的（虽然不太现实）。
请各位大侠指正一下。 |
|
d******n
发帖数: 2712 | 15 可以lock rate，大部分broker loan都是先lock rate，后做appraisal的。
如果房价低了，那么会根据rate lock当天的rate sheet上浮，或者让LZ买点，出0.25
个point维持原利息。 |
|
c*******7
发帖数: 2506 | 16 Thanks for the link. it says "A FIR below the initial rate means that if the
market stays where it is, the rate will drop at the first rate adjustment.
This makes ARMs more attractive, because of the high likelihood that the
borrower will enjoy a rate drop without having to refinance. "
So this is something good to me? |
|
p******y
发帖数: 3523 | 17 不是，针对rate，估价上涨在0.25%左右。
我觉得短期看，rate走高的可能性很大，但整体经济没有起色的话，rate还是有可能再
下降的，不过，要想降得比现在更低就有难度了，通胀以及人为的调整，其实都是在提
高rate的下限。 |
|
b********2
发帖数: 5191 | 18 closing cost是由Lender rebate来cover的，rate越低，rebate越少，甚至可以是负的
. rate越高，rebate越多，所以有的时候做一个loan,还能拿回一些钱。
举例来说，conforming loan, 30年，假设当rate是3.875%时，lender rebate是$3000，
而这个loan的cost是$2500, 这个loan就可以做no closing cost, no point. 同时还可以
拿回$500. 当rate是3.75%时, lender rebate是$2000, 不够cover $2500的cost, 这就
要交$500的closing cost,如果不想交, 就退而选3.875%. |
|
p******y
发帖数: 3523 | 19 一般来说，没有什么所谓的relock。
mortgage中，获益最大的是lender，所有一切规定都是以lender的利益为出发点的。在
rate lock的时候，lender会hedge bond以规避风险，如果随意lower down rate，
lender就有损失。
非常非常早之前，lender有free的float down，不过，那得是在马上就要close的时候
，rate比原来低了0.375%以上。从去年起，各大lender基本都取消这个float down的选
项了。
对于30年固定来说，未来一个月能跌到3.625%可能性很小。rate非常非常好的时候也就
3.75%吧。 |
|
p******y
发帖数: 3523 | 20 老美比较热衷APR，因为是他们搞出来一个比较mortgage是否划算的依据。不过，据我
的经验APR就是胡扯，因为不同lender对ARP的计算方法不尽相同。
作为borrower，掌握住rate和lender fee + appraisal fee，就可以了。理论上说，两
个值都低是最好的。
目前一般没有borrower买point了，1个point就是loan amount的1%。 有些lender报的
rate是含point，也就是或，要额外付loan amount的1%才能拿到这个rate。如果有
relocation package，公司给买point，那么可以通过买point，进一步降低rate。 |
|
f*****n
发帖数: 12752 | 21 如果5年fixed ARM 的利率比30年fixed rate 的利率要低1% - 1.25%，该如何选择呢？
前者在5年内总付的钱比后者少1万多，理论上5年后要么卖房搬家要么refinance到至少
接近当时的rate，大家觉得前者是不是合算呢？整体看上去mortgage rate在十多年来
一直降，5年内大幅提高的风险是不是不大呢？是不是经济明显好了mortgage rate才会
大涨？可看不到好转的迹象啊。。。
新人求指点 |
|
t*******m
发帖数: 1893 | 22 The rate is so so. My 15 year fixed rate no cost refinance loan is at 3%. I
just locked it on Wednesday. It is for a condo, by the way.
For a purchase loan for a single family house (I assume) with closing costs,
I expect a much lower rate for a 5 year ARM. Otherwise, why take the risk
of floating interest rates? |
|
p******y
发帖数: 3523 | 23 很难预测从口头offer到书面approve还需要多久，一般lender是不会给lock rate的。
lock了rate，一旦过期，lender和客人都麻烦，在过期30天内，客人是只能拿到之前
lock和现在市场rate中间差的那个。30天之后才能重新跟市场rate走。 |
|
o*****p
发帖数: 5952 | 24 APR (Annual Percentage Rate) > mortgage rate (unless no cost refinancing).
APR includes (some) closing cost in its computation.
For no point no fee refi, just compare mortgage rate.
For purchase loan, comppare rate, lender's fee (and possible rebate). |
|
L**Y
发帖数: 2145 | 25 准备refinance，30year。比较中意如下两个rate。但是两个rate的rebate不一样。自
己算了一下，再住5年的话，3.625%比3.5%还省400刀。但是这只是网上的quote（什么
信息都给了，信用也查了，就等着appraisal），lender说根据appraisal的情况，
rebate会调整。不管哪个rate都会调整，具体不知道会变成多少。
BTW，我用的是amerisave。有经验的进来说说。谢谢。
12*(775.29-763.38)*5-(3,268.10-2,108.70)=-444.8
rate apr month rebate
3.500% 3.595% $763.38 ($2,108.70)
3.625% 3.720% $775.29 ($3,268.10) |
|
l*******9
发帖数: 518 | 26 你真是太厉害了。我刚问过Wells fargo.
Origination fee肯定要。
Condo, 锁利率3.875%， 30年。
If you do 60 days, rate is 3.75%. With that rate, there is 0 lender credit
(rebate).
If you do 90 days, rate is 3.875%. With that rate, there is 0 Lender credit
as well
1% 贷款额能降0.25%
他不懂什么叫rebate.他说 0 for lender credit
合算吗，要锁吗？前段时间没有点数只要3.625% |
|
I******A
发帖数: 426 | 27 Interest Rate是指的前一个(3.375%).
APR=Annual Percentage Rate,就是年利率，顾名思义，APR是为方便消费者比较应政府
要求提供的数据。办理贷款的过程中有很多一次性费用和利率无直接关系，这些都被笼
统地归入closing cost（在交割的时候支付）。把这些一次性的费用分摊到整个还款期
，就得到一个比Interest Rate高的APR。 对固定利率产品而言，同样的interest rate
，年利率低意味着贷款成本低。年利率可以作为比较不同产品的参数，但不是决定因素。
希望对你有所帮助! |
|
D*J
发帖数: 141 | 28 按你的算法，yearly interest rate is really APY (of course based on the unit
of month). Yearly interest rate is nominal interest rate but not APY (or
effective rate). |
|
z*****1
发帖数: 2210 | 29 上周五lender说可以lock 60 day，rate是3.625%。贷款183932， 20% down pay。没有
其他费用，只需付房产税，保险等。其他费用都由builder付（3500的credit）。请问
这样可以lock了吗？lender说lock30天的会低点，还有就是若25%down pay也会使rate
低一点。但我担心到30天时rate会不会涨？还有就是有必要25%down pay吗？最近rate
还会降吗？谢谢。 |
|
o*****p
发帖数: 5952 | 30 30 年rate 25%首付和30 day lock 都对rate 有帮助。
利率毎天都变化。
rate
rate |
|
p******y
发帖数: 3523 | 31 lock rate主要是看能不能cover到close，如果30天不够cover到close，那么就选择45
天或60天的lock。
在同一天的rate sheet上30天的lock总会比60天lock的rate好的，但是在不同日子的
rate sheet上就不能保证此30天的lock一定好过彼60天的lock了。
主要要看closing date。 |
|
p******y
发帖数: 3523 | 32 一旦lock了rate就不能再跟着市场rate走了，要不然银行怎么保障他们自己的利益呀，
但不锁的话，客人心里又不踏实。
目前的规定大概是市场rate下降0.375%的情况下，客人有可能得到下降0.25%的rate。 |
|
p******y
发帖数: 3523 | 33 一般来说所有docs需要齐全之后才会给lock rate，包括income和assets资料。不同银
行规定不同，有必须一开始lock的，也有边做边lock的。
因为一旦lock rate，lender就会购买相应的bond hedge风险。为了保证lender的利益
，lender会对rate lock成功率有所要求。因此loan officer在lock rate前要大体确保
可以成功closing。 |
|
l******l
发帖数: 116 | 34 他最后给我的confirmation里面没提point，他说只是帮我lock 到那天的rate sheet里
。不知道broker这样是怎么操作呢，point又怎么算？如果我不想要point，出高一点的
rate也可以，是否还是按照那天的rate来换算？
如果不是想趁着昨天rate还可以赶紧lock，我都想换broker了。 |
|
y**s
发帖数: 376 | 35 What points did Bernanke make today?
1. Although the Fed still expects to begin tapering its massive bond
purchases later this year, that plan is contingent on the economy continuing
to heal.
2. "I emphasize that, because our asset purchases depend on economic and
financial developments, they are by no means on a preset course,"
3. "On the one hand, if economic conditions were to improve faster than
expected, and inflation appeared to be rising decisively back toward our
objective, the pace of ... 阅读全帖 |
|
w****3
发帖数: 83 | 36 我要一个broker帮我lock rate,他答应了，但是第二天告诉我没锁住。然后rate就一直
往上涨了，他说在我房子close之前一定能帮我锁到当初答应的rate,因为房子close时
间紧，我也没有时间换broker，只好信了他。但现在他要我签一份interest rate lock
-in notification。上面是这么写的："you have either elected not to lock your
loan and will notify the bank when you have made a decision to lock, or you
understand that your loan cannot be locked at this time."
没有锁定在我要的利率上是他的过错，但这个文件是要我承认没有锁定利率是我的选择
，我想到时候利率一直不下来，他也不会履行他的承诺了。我想知道这份文件是大家都
要签的么，还是我的broker自知可能出问题而特意要我签的？如果不签是不是就不能拿
到committment letter了？谢谢！ |
|
p******y
发帖数: 3523 | 37 意见仅供参考，债务上限问题推到了明年，只要Fed不会在今年开始减少买mortgage
backed bond的总量，rate应该还会比较平稳。
并不一定急着今天锁。如果临近close了，可以看一下下午rate是否可以继续变好。
各州rate不太一样，怎么感觉昨天还有人报15年3.25%呢，LZ这个rate并不是很低。 |
|
j*****1
发帖数: 1107 | 38 我们买房子的rebate付完closing后还剩3000多，这两天rate下来了，我就跟loan
agent商量看能不能把rate从原先的4.125降到3.875，网上我们48万的贷款额最好的
rate 现在是4，没有fee没有loan rebate。月底close。
本来我们lock后市场自己不下调0.25%是不能重新锁的，有这个能重新锁的option，而
且不是空话，已经是很好的agent了。所以他们现在同意给我3.875%我也很满意，不想
太贪，对方也是做生意的，需要生存。
请问，按照市场走向，接下来的几天rate还会继续下调么，如果不可能降到3.875，我
们就从了。谢谢 |
|
s**m
发帖数: 1564 | 39 ARM APR is not only affected by closing cost, but also by current index and
margin. Because rate will be adjusted, the future is uncertain. So ARM APR
is estimated. Even if ARM loan has no closing cost, the ARM APR is hardly be
the same as original rate. In fact, ARM APR can be lower than rate (when
current index plus margin is lower than the original rate). So a higher ARM
APR does not mean it is due to closing cost. |
|
P******l
发帖数: 1648 | 40 提醒一下和我一样的马大哈
家里取暖用的heat pump 冬天在high mode时间长了 很费电 一个月电费要过$500了
打电话问pepco寻求建议 除了普通建议
指出我现在的electricity supplier是一个叫energy plus的公司 现在1 kwh=$0.169
pepco自己的rate 1 kwh=$0.093
赶紧给energy plus打电话 改成了 1kwh = $0.089 (fixed rate. will change back
to variable rate again after 1 year.)
如果冬天一个月用2000kwh 就差了$160
每个州不同的service area electricity rate也不一样
maryland州有的地方 1 kwh only $0.005
http://www.opc.state.md.us/LinkClick.aspx?fileticket=d5aLBusR5P |
|
p******y
发帖数: 3523 | 41 至少是每天rate都不同，如果市场动荡，rate会随时发生改变。有时rate变差的话，一
天能出四五次更新呢。 |
|
b*******e
发帖数: 302 | 42 30年贷356K，刚刚一个loan officer给出了4.125-4.25％的rate，以及3.5%的7年ARM
rate。
菜鸟问问，这个算好的rate吗？
另外，本人credit score ～800分。 |
|
r****b
发帖数: 1087 | 43 07/15/2010
Dear XXXXXX,
Thank you for being a Reward Me Checking customer!
Beginning July 29, 2010, the interest rate paid for your Reward Me Checking
account will be 3.0% APY* on balances up to $30,000 and 0.50% APY* on
balances exceeding $30,000.
We hope you agree this rate is still extremely competitive for funds held in
a liquid account. This is only the second time since the introduction of
this account in April of 2008 that we have changed the rate. We monitor
rates regularly, but our goal |
|
r****t
发帖数: 10904 | 44 【 以下文字转载自 shopping 讨论区 】
发信人: repast (xebec), 信区: shopping
标 题: Is BetaMax VoIP really cheap? True effective rate of Nonoh (zz)
发信站: BBS 未名空间站 (Thu Mar 18 02:40:26 2010, 美东)
http://www.gomobi.org/voip/is-betamax-voip-really-cheap-true-effective-rate-of-nonoh.html
Is BetaMax VoIP really cheap? True effective rate of Nonoh
Since 2006, I became customer of BetaMax, which is famous for introducing a
new brand of VoIP service with low calling rate every a few months. I tried,
as a subscriber, variou |
|
v****e
发帖数: 19471 | 45 S&P Cuts Ireland's Rating on Cost of Bank Support
IRELAND, EUROPE, RATING, BANK SUPPORT, ECONOMY,
Reuters
| 24 Aug 2010 | 05:40 PM ET
Standard & Poor's on Tuesday cut its ratings on Ireland and gave the country
a negative outlook, saying the cost of supporting the country's ailing fina
ncial sector will further weaken its financial flexibility.
S&P cut Ireland's long term rating one notch to AA-minus, the fourth highest
investment grade. A negative outlook indicates another downgrade is more li |
|
d******8
发帖数: 1972 | 46 After a Rating Downgrade, U.S. Treasuries Turn a Profit
By FLOYD NORRIS
Published: October 7, 2011
Recommend
Graphic Effects of the Standard & Poor’s Downgrade.The rating downgrade,
along with continued turmoil in European markets and fears that the United
States might be entering a new recession, caused a flight to safety among
investors. And, notwithstanding the agency’s opinion, money flooded into
Treasuries and the demand for American dollars grew.
Since then, Treasury bonds have been one of... 阅读全帖 |
|
T*C
发帖数: 5492 | 47 这算是个小小的好消息
http://www.reuters.com/article/2012/07/06/usa-realestate-reis-r
Strip mall vacancy rate falls to 10.8 pct-Reis
* Asking rents rise 0.2 percent in 2nd qtr
* 'Strongest evidence to date' of recovery-Reis
July 6 (Reuters) - Vacancy rates and rents at U.S. neighborhood shopping
centers improved for the second quarter in a row, further evidence the
sector is moving toward recovery after years of weakness, real estate
research firm Reis said on Friday.
The retail real estate sector has been... 阅读全帖 |
|
D******e
发帖数: 11265 | 48 Federal Statutory Changes effective 2013
Effective 1/1/2013, the Employee Social Security tax rate is 6.2%. Congress
did not extend the 2% reduction.
Wages paid in excess of $200,000.00 in 2013, will be subject to an extra 0.9
% Medicare tax. This additional tax will be automatically calculated on
earnings over $200,000.00, regardless of filing status.
Effective with pay dates in 2013 the supplemental tax rate increased from 25
% to 28%. For supplemental wage payments over $1 million dollars the... 阅读全帖 |
|
A**********o
发帖数: 996 | 49 http://online.wsj.com/news/articles/SB1000142405270230394950457
S&P assigns BB+ rating to Yahoo convertible notes - outlook stable
-- U.S. Internet company Yahoo! Inc. has issued $1.25 billion of 0%
convertible senior notes due 2018.
-- We assess Yahoo's business risk profile as "fair," based on our view
of the company's competitive position and good profitability. We assess
Yahoo's financial risk profile as "modest," based on its minimal debt
leverage.
-- We are assigning to Yahoo a 'BB+' corpo... 阅读全帖 |
|
g****t
发帖数: 31659 | 50 [guvest] The below answer looks fine to me. Same logic can not
explain CHINA CD rate and Exchange rate.
There are several missing logic pieces or model parameters.
Charles J Stevens Jr answer:
Interest rates paid on any item have a direct relationship to the underlying
risk of that investment. If one is paying 1.92% and one is paying 9%, I can
see a pretty clear indication of which has the higher risk. Unless you have
an enormous amount of money to use to counter the risk inherent in the
Rupee/ ... 阅读全帖 |
|
