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Latest Posts

 Colorado Springs Real Estate 
Friday, 19 April 2013


          So if you have had a foreclosure or short sale or bankruptcy – when can you buy a home? The chart attached from the Realtor Magazine, March 2013 provides some helpful information. All cases are different so this chart is not set in stone. We just closed a couple who short saled their home 2 years ago and they were ready to buy. The key is to re-establish good credit after the incident took place. If the house foreclosure/short sale is the only incident on your credit report, it’s explainable. The same holds true for bankruptcy.

          See attached, but give us a call if you are 2 years removed from your housing crisis. We may have a plan that can get you back into homeownership.




Click For Short Sale Chart


Posted by: Brian Maecker AT 06:15 pm   |  Permalink   |  0 Comments  |  Email
Tuesday, 26 March 2013


          Its been awhile but that’s because its busy busy busy…. Prices across town are up to $300,000 and starting to rise and the market is a Sellers’ Market. If you are a seller, get your home on the market before rates go up and more competition. If you are a buyer, you should buy before prices and rates go up.

           Hope to see you soon!!


Posted by: Brian Maecker AT 07:38 am   |  Permalink   |  0 Comments  |  Email
Monday, 04 February 2013


           Yes all reports that 2012 was a rebound year are true. We finished the year with 2933 homes for sale which was 11.7% less than 2011. Sales equaled 9146 sales which was 8.1% better than the year before. Average sales price went up 5.8% to $230,415.

          So what does this mean for 2013? Home prices will go up! They will especially go up on homes below $300,000. Homes above $500,000 will continue to be flat if not dropping more. The reason is we still do not have enough high paying jobs to support all the upper end inventory. Interest rates are projected to stay low thru summer with slight increasing late spring.

          All of this is recovery! If you wait now, you will miss the end of the market. Get in if you can. We can show you how. Call us at 719-593-2963


Posted by: AT 01:02 pm   |  Permalink   |  Email
Tuesday, 22 January 2013


The housing finance market is again taking another hit with FHA   raising their MIP (Mortgage Insurance Premiums). They are raising the premium to 1.5% of the loan balance. When I started in 1986 this rate was .5% which made FHA a good option for folks. The advantage is and always has been low down payment. The required down payment for FHA is 3.5%. These funds can be gifted from family members and was a nice beginner home option.

Today, with a little more down payment, 5%, conventional loans may be a better option. Mortgage insurance varies depending on credit scores. The higher your credit score the lower your mortgage insurance premium. The attached graph illustrates the point with good credit scores. Today on a $200,000 loan with 5% down payment and a 721 FICO score, you would save $106 per month.

We used to always recommend FHA for folks with low down payment options. In addition, there is still VA, but it’s only available to veterans. Some private banks and credit unions are offering 3% down with 1% mortgage insurance premiums. All institutions have various guidelines. All are a little tougher.

Please give us a call and let us help with your decisions. Allow my 27 years of experience to work for you. See the graph attached and I will talk next week about Bond options.



Posted by: Brian Maecker AT 10:20 am   |  Permalink   |  0 Comments  |  Email
Friday, 26 October 2012

Will the Elections change the market? Not right off! The effects of the elections will not really affect the market until there is a solution for jobs. Here in Colorado Springs the market is red hot below $250,000. Above $400,000 it’s real slow. The reason-JOBS. Our city has lost 1000’s of jobs and it’s our local government that needs to improve our area. It’s not directly related to the presidential election. The president can only do so much. Congress needs to work together. Our city needs to do the same thing. Our mayor Bach can only do so much. The city council needs to approve tax breaks to companies. Our Economic Development council needs to go looking for jobs. Our city utilities need to keep costs down. Our roads department needs to improve our roads. We need to expand the airport. We need to turn the lights on and let the world know we’re here.

So elect people who get these things done and our market will improve.


Posted by: Brian Maecker AT 03:54 pm   |  Permalink   |  0 Comments  |  Email
Monday, 08 October 2012


Hi Folks,

          Who won the Debate? I guess it depends whose side of the aisle you’re on. My contention is – It doesn’t matter! The reality from where I set is, too many of our leaders are bought. There needs to be NO MONEY from lobbyists going to the congress people. Perhaps then, we might have representatives who actually work for the people. So when you vote choose the one who will truly represent US!



Posted by: Brian Maecker AT 02:39 pm   |  Permalink   |  0 Comments  |  Email
Tuesday, 04 September 2012




1.      Get Qualified by a licensed professional mortgage lender. This is the first and most important step. A good lender with lots of experience are game changers.
Pull that credit score, the better the score the better the mortgage
          B.     Run the income to debt ratio to find out what you can pay as payment
          C.     Consider your down payment options thru Conventional, FHA & VA loan programs
          D.    Have some savings
          E.     Don’t buy that car or anything big until you buy your home first

 2.      Choose a Realtor


           A.    Choose your realtor based on referrals and experience. A good realtor will tell you the pros and cons of every home. They will determine value. They will negotiate in your behalf and fight for your needs.

 3.      Pick an area

           A.    Choose what you like that meets your needs
           B.     Look at resale values
           C.     Look at crime stats and school stats
           D.    Get a good inspector to go over the home with an experienced objective eye

 4.      Get insurance-shop rates with reputable firms

 5.      Arrange moving
           B.     Utilities
           C.     Food for friends helping.

6.      MOVE IN AND ENJOY!!       

            I hope you like my brief tour of buying a home. Please visit my Facebook (The Brian Maecker Team) or website (www.maecker.com) for more details.



Posted by: Brian Maecker AT 05:13 pm   |  Permalink   |  0 Comments  |  Email
Monday, 20 August 2012
 The 2013 Real Estate Tax- I hope this article lends clarity to all your questions about the Health Care Bill. This is an effort to pay for it!

Click the book for your copy to open in a seperate window.

Posted by: Brian Maecker AT 03:41 pm   |  Permalink   |  0 Comments  |  Email
Friday, 08 June 2012

Congratulations Ryan Warner of Pine Creek High School on getting drafted by the Colorado Rockies. I am proud to say I know you. I have hit tons of fly balls to you during those Pine Creek practices. Ryan, you are deserving of this honor. Myself, The Maecker Family and the Pine Creek High School Family wish you the highest success!!!

Posted by: Brian Maecker Team AT 03:54 pm   |  Permalink   |  0 Comments  |  Email
Monday, 04 June 2012
It’s finally paying off. All these 14 hr days for me and my staff. We hit 100 sales by June 1st. The market is definitely turning. If you are a buyer, you are seeing bidding wars on homes. If you are a seller, you are seeing offers. Don’t get me wrong, homes still need to be priced right. Buyers you still need to be realistic with your expectations. Rates are still low and that is fueling our recovery. Come on over and we’ll show you how!
Posted by: Brian Maecker Team AT 04:13 pm   |  Permalink   |  0 Comments  |  Email
Tuesday, 10 April 2012

Thank you all for the flowers, baskets, cards and donations. Our family is deeply grateful for all the love, prayers and support we have received because of my Dad’s passing. If you are going to die, our family had the perfect scenario to have a chance to say and share everything with no regrets. My Dad had a good life and I know he was genuinely happy to have touched all of you in some way.


          From my Mom, Susan, Ryan, Evan and I we are very grateful to have shared this time with all of you!


Thank you.



Posted by: Brian Maecker AT 07:44 am   |  Permalink   |  0 Comments  |  Email
Friday, 24 February 2012

Dear Friends,


            I hope my letter finds you well and getting used to writing “2012” on everything. We are coming out of 2011 with one of our better years. We closed 173 homes which is right up there with some of our record years. How did we do it? Your REFERRALS were a big part of our success. Over 110 of those transactions were a result of past clients and referrals. THANK YOU!! Your support and trust mean the world to us. I take that very seriously and we do the best we can in every situation.


            The other part of our success is honest straight forward information. The Colorado Springs market has now been on a downslide for 5 years. In 2011 we saw across the board another 5% drop in prices. Foreclosures and short sales remain a constant factor in pricing. They are affecting all price ranges, and all areas. We are battling this everyday as buyers want “Good Deals”. As you can imagine, this is a hard conversation to have with seller clients.


            That said, there is Good News! In 2011 we saw inventory has dropped 24% from 2010. So far through February 2012 that figure is remaining constant. There are a lot less foreclosures and short sales in the market. I still expect there to be a constant supply of these homes for next few years. The other Good News! Interest rates remain VERY LOW! As of today Kevin Bent @ Academy Mortgage quoted 3.75 on 30 year fixed mortgage.


            So what are we doing to succeed in these times? In addition to being straight forward with information, we have embraced technology. My website at www.maecker.com is the hub of all activities. That site is linked with over 60 domain names. We capture leads here and Realtor.com as well as Remax.com. We use 24 hour hotlines that text message my phone, it provides instant information to buyers and notifies me. We blog at coloradospringsblog.net weekly. I provide updates of the real estate market and yep, we also do facebook. Come visit and become a fan of “The Brian Maecker Team” and most important is the lead follow up. This is one area that hasn’t changed-I call and or email ALL LEADS.


            What’s 2012 market going to do? Recover. I think the bottom is here right now, except for the high end market. I see stabilization. I see some improvement in lower and middle priced homes. I see interest rates remaining low into the summer. I think our city is on the mend as long as we keep all our military here and employed. We do need more higher paying jobs to help the high end market.


            I am here to serve your Real Estate needs. I’m in my 26th year and have sold over 4000 homes. Let me know if I can help you or your friends. I REALLY APPRECIATE YOUR LOYALTY AND YOUR REFERRALS!!







Posted by: Brian Maecker AT 04:18 pm   |  Permalink   |  0 Comments  |  Email
Monday, 20 February 2012

Anatomy of a Note Rate

How the Gfee change impacts rates and pricing

Our “new” mortgage business is full of complexities, regulation, and more regulation.  Over the past couple of weeks I’ve had many inquiries regarding the increase in guarantee fees (GFee) mandated by FHFA per Congress.  To dispel the confusion, I would like to take a couple minutes of your time to explain how this affects your borrower’s note rate. 


First, what is the actual Gfee?  The main component is charged to protect against credit related losses in the mortgage portfolio (think of it like Mortgage Backed Security Insurance), but small sub fees are also deducted to cover internal expenses for such services as:


·         Managing and administering the securitized mortgage pools

·         Selling the MBS to investors

·         Reporting to investors and the SEC

·         Maintaining the MBS on the open market,  general and administrative expenses

·         And now at least 10bps to cover the extended Payroll Tax cut (Note this is a 10 Year effective period)

Below is the FHFA release from December 29, 2011:         

“On Dec. 23, 2011, President Obama signed into law the Temporary Payroll Tax Cut Continuation Act of 2011. Among its provisions, this new law directs the Federal Housing Finance Agency (FHFA) to increase guarantee fees charged by Fannie Mae and Freddie Mac (the Enterprises) by no less than 10 basis points from the average guarantee fees charged by these companies in 2011 on single-family mortgage-backed securities.


This requirement is effective immediately, meaning that the average guarantee fees charged in 2012 need be at least 10 basis points greater than the average guarantee fees charged in 2011 and that this increase be remitted to the U.S. Treasury, rather than retained as reserves by the Enterprises. The law also requires FHFA to determine a schedule for guarantee fee increases over a two-year period that must satisfy other requirements of the law.


To begin implementation of these requirements, today I am directing Fannie Mae and Freddie Mac to announce before year-end to their seller-servicers that, effective April 1, 2012, the guarantee fee on all single-family residential mortgages shall increase by 10 basis points.


In early 2012, FHFA will further analyze whether additional guarantee fee increases are appropriate to ensure the new requirements are being met. FHFA will announce plans for further guarantee fee increases or other fee adjustments that will then be implemented gradually over the two-year implementation window, taking into consideration risk levels and conditions in financial markets. FHFA will monitor closely the increased guarantee fees imposed as a result of the new law throughout its effective period, which ends Oct. 1, 2021.”


How does it really work?

We know that they will charge at least 10bps and probably more in the near future.  Here is how it works:  The 10bps is actually built into the borrower’s note rate.  My example below uses round numbers for the sake of an easy demonstration.  Say the client wants a 3.50% note rate or 350 basis points.  That rate or yield actually contains various parts that are distributed monthly as the payments are made.  The majority of yield is sent to the investor, also known as a pass through rate.  This pass through rate is the base rate we derive pricing from.  In my example, the pass through rate is 3.00% or 300 basis points.


The next chunk to be carved off is this rate is mandated by Fannie and Freddie to be no less than 25bp.  Now, that leaves us just 25bp left from the borrower’s original 350bp rate.  Enter the Gfee - Let’s say prior to the change the Gfee was at 15bp, and now it’s 25bp with the required 10bp bump.  Prior to the change there would have been an extra 10bp in excess servicing that would have improved the price on the loan for the borrower.  Now that has been redistributed to the Gfee, effectively lowering the price value of the loan.  The price impact can be many multiples of the yield change.  For example, every 1bp in yield change there can be at least 5-8bps in price change.  

 I hope this clears up some of the murkiness of the changes that occurred.  2012 is positioned to be a pivotal year in many ways. If you have any pricing questions, never hesitate to contact me at lori.sorrels@caliberfunding.com or (719) 440-0433.

This week’s blog is courtesy of Lori Sorrels of Calibur Funding regarding new Gfee.

Posted by: MaeckerTeam AT 03:58 pm   |  Permalink   |  0 Comments  |  Email
Monday, 07 March 2011
            Good morning gang I am straying from my usual rants to congratulate my team: THE BRIAN MAECKER TEAM @ REMAX. We recently were awarded #2 in the State in Transactions (175), #3 in Commissions earned and #2 in Commercial Transactions Team. In addition Brian Maecker earned the Chairman’s Club Award, Tony Deppe received the 100% Club Award and Lisa Stroud received the Executive Club Award. We were also once again the Top Producing agents in El Paso County that deal primarily with resale non bank owned homes.
            Congratulations to my team. I am very proud of all the hard work all off of them do. Liane Parker also works buyers. Stephani Schmidt handles closings and Stacey Bell manages listings and last but not least Lou Maecker runs errands and data entry. THANKS TO ALL OF YOU!!!
Posted by: Brian Maecker AT 12:02 pm   |  Permalink   |  0 Comments  |  Email



The Brian Maecker Team
RE/MAX Advantage
5590 N. Academy Blvd.
Colorado Springs, CO 80918
Phone: (719) 593-2963
Fax: (719) 599-7777
Email: TheTeam@Maecker.com  


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