New Listing 441 Frystown Rd Myerstown, PA 17067

List Number 211318 List Price $ 73,000
Type of Property Residential Status Active
County Berks Total Bedrooms 2
Total Bathrooms 2.00 Total Acres 0.14
Total Full Baths 1 Year Built
Total Half Baths 1 Existing/New E
Land Use Code Zoning (Free Form)
Loc/Dev Frystown Mun/Twn Bethel Twp
School District Tulpehocken Area Fin SqFt Above 875
Fin SqFt Below 0 Unfin SqFt Above Grd
Lot Size Assessment $ 55,500
Total Taxes $ 0 County Tax $ 0
Municipal Tax $ 0 School Tax $ 0
Elementary School Middle School High School
Franklin Map Page Franklin Map Column Franklin Map Row
APN #/Tax Parcel ID 303490064963 Deed/Ref # xxxxxx Short Sale
Bank Owned/REO Yes
Directions: North on Lincoln Avenue, Rt on Maple to Mt. Zion Road, Rt on Shirksville, Rt on Frystown, Property on Lt
Public Remarks: Forclosure, As Is! Bring all offers.
Design: Traditional
Stories: 2 Story
Type: Detached
Interior Features: Built-in Dishwasher; Ceiling Fan(s); Smoke Alarm; Wall Oven
Dining Area: Eat-in Kitchen
Miscellaneous Rooms: 1st Floor Laundry Rm; 1st Floor Bath;Walk-in Pantry
Basement: Partial
Fireplace: None
Items Incl in Sale: None
Heat: Oil
Auxiliary Heat: None
Cooling: Window Unit(s)
Water: Well
Hot Water: Oil
Sewer: Septic
Lot Description: Clear; Fenced; Level
Lot Size: Less Than .25 Ac
Fencing: Wire
Parking: Off Street Parking
Access/Limitations: Public Road
Age: 100+ Years
Construction: Stick Built
Exterior: Vinyl
Roof: Metal
Misc Exterior: Porch
Zoning: Residential
ASC/Condo Fee Incl: None
Condo Amenities: None
Miscellaneous: # Off Str Prking Spc: 2; Electric Amps: 100
Financing: Conventional; FHA; VA; Foreclosure
Documents Available: Sellers Disclosure; Lead Paint
Room Name Room Level Dimensions Flooring
Living Rm Main 12 x 12 Wall to Wall
Kitchen Main 11 x 8 Vinyl
Laundry Rm Main 6 x 14 Wall to Wall
Room Name Room Level Dimensions Flooring
Bedroom 1 Upper 15 x 15 Wall to Wall
Bedroom 2 Upper 10 x 10 Wall to Wall
Bath 1 Main 6 x 4 Vinyl
Bath 2 Upper 4 x 3 Vinyl
Provided as a courtesy of
Jesse Storm

Coldwell Banker Select Profs.
1000 N. Prince Street
Lancaster, PA 17603
Office Phone – (717) 917-1537
Fax. – (717) 735-2207
Cell – (717) 917-1537


Information is deemed to be reliable, but is not guaranteed. © 2013 MLS and FBS. Prepared by Jesse Storm on Saturday, August 24, 2013 4:29 PM. The information on this sheet has been made available by the MLS and may not be the listing of the provider.

House with a sliding board for the children or the elderly to get down the stairs.

This is wild. If you visited this house would you be tempted to use the slide? LIKE if yes.
Photo: This is wild. If you visited this house would you be tempted to use the slide? LIKE if yes. come see us for all your housing needs in Lancaster, York, Dauphin, Adams or Lebanon Counties.
You can search homes for sale by school district in Lancaster county from one location. No need to log in or give any one your info. That is unless your looking to do a walk through on a home or write an offer. If your just looking for homes for sale this is the place.

3 Hyperlocal Hijinks: Signs Your Local Market is Defying the National Headlines

I received a reader email the other day that went something like this: “Who decides whether the market is good or bad? Who sets the prices on homes?” People like you do, my answer goes. Buyers and sellers, by virtue of their buying and selling activity, decide the mood of the market. And the price any given home ultimately sells for is dictated by what the market bears, meaning what a qualified buyer pays for it at the moment in time of the sale.

But there’s a caveat to these general rules. A big caveat, actually. Local buyers and local sellers determine whether any given neighborhood, town, state or region is a buyer’s market, a seller’s market, or something in between. What a buyer will pay for a particular home in Cheboygan is dramatically different than what a buyer local to Malibu would pay for that same number of beds, baths and square feet. This is another way of stating the phrase so frequently uttered by media economists during the recent recession: “real estate is hyperlocal.”

During the down market, hyperlocal meant that some areas’ home values were harder hit than others. But in today’s recovering market, it can be a little more complicated. What do you do if it feels like what you read in the newspaper real estate headlines doesn’t reflect what you’re seeing in your local market? Know that you’re not alone, and make sure you have a top-notch local real estate professional who can give you personalized advice if you find yourself in any of the following situations:

National News:
Bidding wars cause most listings to sell for way over-asking.
Your Town: Everyone you know is paying 10% less than asking, and buyers seem to have their pick of inventory.

From the New York Times to the Los Angeles Times, many national media outlets are devoting a lot of square footage on the real estate pages to documenting the market’s stunning reversal of fortunes. In cities where listings lagged amongst a flood of competition just two years ago, inventory is scarce and listings fly off the market and receive multiple cash offers over the asking price today.

But, not to beat a dead horse, hyperlocality is still a reality. Just because your cousin two towns over can’t buy a house to save her life doesn’t mean you are bound to be outbid time and time again. It’s really a matter of local market dynamics and supply versus demand. Some towns simply have more inventory vis-a-vis qualified buyers than others do. In places where the market wasn’t hit quite so hard, the foreclosure rate might have been lower than in other markets over the past few years. Instead of walking away or short selling, would-be sellers in many of these areas were just biding their time, quietly waiting to be right-side-up so they could sell. And now they are all listing their homes at the same time, too.

Check in with your agent. Ask them to brief you on how long listings tend to stay on your local market before they go into contract, how many listings that generally fit your criteria and price range are currently available, how many offers most listings receive and to show you the recent sales data that shows how far above (or below) asking price the average home sells for. And wherever you are, whatever you do, decide how much to offer and how high to go for a home based on the one-two punch of what you can afford, and what comparable homes are selling for, right now.

Don’t let the national media headlines scare you into thinking you can’t successfully buy a home on today’s market unless and until you know whether those headlines even apply to you.

National News:
Skyrocketing home prices abound.
Your Town: Not so much.

After lagging for what seemed like an interminable run, home prices are up nationwide. The May Case-Shiller Home Price Index reports a double digit increase in home prices across the country of 12.2 percent, on average. In fact, in some places, home prices are WAY up – more than a few major metros across the country have had 20 percent growth in home values in the last twelve months. For example, San Francisco, Las Vegas and Phoenix all had year-over-year home price increases of 20 percent or more, according to this report.

But, as always, there are some cities that are simply not en trend. And they aren’t necessarily places that have weak markets. In the May Case-Shiller report, two of the slowest appreciating markets were New York City, with a year-over-year appreciation rate of only 3.3 percent, and Washington D.C., which had only 6.4 percent annual appreciation. Compare this to the May 2011 edition of the report, where all but one major metro depreciated, and the lowest end of the appreciation totem pole in May of 2011 was represented by Minneapolis, with negative 11.7 percent appreciation in the preceding 12 months.

Times are good, relative to those days, almost everywhere.

There are several takeaways for the buyer whose market is not behaving. The fact that home prices are steady(ier) in your market than elsewhere might create more opportunity for you to buy without the stress of overspending – especially when compared with your compatriots in other areas. However, you might also wonder why your market hasn’t kept pace with the overall national trend – it might even give you some pause before you buy, or create some worry about whether your new purchase will hold its value over time.

This is where it behooves you to get a more nuanced understanding of the dynamics of your local market that truly impact you. Cleveland, for example, has one of the lowest appreciation rates of all the cities on the latest Case-Shiller report: 3.4% year-over-year. But Cleveland agents point to a stratified market, where low-priced fixers and lagging luxury homes are dragging down the numbers, but entry-level and mid-priced family homes fly off the market.

Wherever you are, it pays to have an experienced local agent on your team who can help you understand the nuances of your area’s market as you proceed to pick your neighborhood and make decisions about when to time your house hunt.

National News: Foreclosures? What foreclosures?
Your Town: Every other property you see is a short sale or REO.

You’d think that markets that were harder hit by the foreclosure crisis would have more inventory and lower appreciation rates right now, but that’s not always the case. Mortgage servicers and banks grew pretty strategic near the end of the real estate recession. Many made the decision to hold onto foreclosed homes and trickle them onto the ‘for sale’ market slowly, versus inundating the market with a firestorm of listings.

We should continue to see this “shadow market” of foreclosures and other distressed homes come onto the market, slowly, for years to come. Yes, years. So don’t be surprised, dismayed or alarmed if you should happen to come across a property listing marked REO (real estate owned by the bank), even in 2014 or 2015. By the same token, don’t be overly excited at the prospect of a bargain if you see such a listing: banks expect to get the full market value for these properties, and they are just as likely to receive multiple offers as any other, similar property in town.

Long story short – your market may not move in parallel with every other neighborhood, city or even state. So you can’t count on the news to drive your decision-making or your timing. Stay informed, but make your decisions about whether and when to buy a home based on what works for your budget, your family, your career and your life. Then, take hyperlocal data and insights from your agent into account when it comes to the specifics like how much to offer, what price range to hunt in, and the like.

Does your market differ from what you read in the national news? If so, how?


9 Mistakes Sellers Make When Hiring a Listing Agent

Hearken back, if you will, to the place and time when you bought your first home. If you were like most buyers, your best case scenario was to find an agent who was part money manager, part negotiator extraordinaire and part therapist to help you through the process.

But your priorities might be – scratch that – should be a little bit different when you’re looking for an agent to help you price, list, market and sell your home.

There are loads of lists to be found online and in books about the questions you should ask when you interview listing agents. But it’s a lot harder to figure out what mistakes the sellers who have gone before you would avoid, if they could. Fortunately, that’s what we’re here for.

I’ve heard from thousands and thousands of sellers over the years, online and off, about the things they neglected to do when they were selecting their listing agent – the omissions they regretted later. Here are the top nine – and in the comments, I’d love to have you all share more!

1. They don’t totally understand the nature of the challenge. You’re not looking for a new BFF or even for an agent who has the temperament and patience to deal with your cranky husband. Selling a home quickly and at top dollar requires a concentration of marketing and negotiations skill and less interpersonal skill, compared with buying. So your challenge as a Seller looking to hire an agent is to feel comfortable that the listing agent you hire has:

  • a strong, documented track record of accomplishing the results you seek for their recent, nearby listings (which might include some marketing through their local agent relationships, but might not) and
  • a strong, proactive, well-thought-out plan for helping you achieve the same success.

I’ve seen a number of sellers who list with friends or relatives that don’t have such a track record often fail to get the results they seek, even if their agent is a lovely human being with strong skills getting homes sold 3 states over in a totally different marketplace with totally different market dynamics.

2. They fail to understand roles and responsibilities.
When sellers have a bad home-selling experience, 9 times out of 10 that means that their home lagged on the market, sold for way below listing or was in and out of escrow a bunch of times. Sometimes, the fault for these things does fall on the listing agent, especially if there was some sort of huge marketing fail, like the place was listed online with no photos or it was somehow otherwise not fully exposed to the market. But many, many times the fatal flaws I see in listings are things that are (a) decisions the Seller themselves ultimately made, and (b) the Seller made in direct opposition to their agent’s advice.

Overpricing a property for the market dynamics, failing to handle some major condition or aesthetic issues and/or making it unavailable for showings are 3 things that listing agents spend much of their working lives advising sellers to do differently – which is advice most unhappy Sellers ignore or refuse to follow.

As you interview listing agents, talk with them about which pieces of the process of getting your home sold are things they are responsible for – and which pieces you are ultimately accountable for. And as you walk with them through their plans for preparing, pricing and marketing your home, if you find yourself feeling like pushing back against every thing they say, consider whether that dynamic will truly serve you well throughout your transaction. Hiring the best agent ever means very, very little if you refuse to follow their advice, whether your reasons for refusing are right or wrong.

3. They omit to ask for the right data – or for any data at all. Sometimes, the power of an agent’s personality or the lore of a longtime locally legendary agent’s prowess precedes them and takes over the conversation. And this isn’t all bad: an agent with a super strong local reputation probably got it by dint of the very skills they’ll need to wield in selling your home, and highly social agents often have fantastic buyer broker relationships they use in getting the right target buyers into their listings (read: your home).

That said, if you are at the dining table with an agent, don’t let the conversation get so derailed that you fail to ask for and review the important data points.

You need to know a few key numbers, including:

  • The average number of days their most recent listings have stayed on the market before selling (and how that compares to the area average)
  • The average list price to sale price ratio they achieve for their listings (and how that compares to the area average)
  • How many listings your home would be competing with if you listed it today (and how they justify which homes they threw into that mix)
  • How many offers most home sellers in your area are fielding
  • How many other listings they currently have, and how many team members are available to service them.

Ask for this data and discuss with the agent candidate how it applies to the decisions you need to make: starting with your agent choice, but also including your pricing and timing decisions.

4. They fail to understand the data.
A lot of people who are super smart, Type A folks are so used to being highly competent that even when a listing agent candidate proactively presents data like that described above, they fail to ask questions about things they don’t understand. Let me tell you – if you don’t do real estate all day everyday, there’s no reason to expect that you’ll have mastery over this information at first glance.

If you don’t understand the data, the marketing plan or anything else the agent presents to you: ask. And keep asking until you do fully understand the information and it’s implications for you – even if you think you’re asking a silly question, you think it should be obvious. It’s a great way to make sure the relationship starts off on the right foot, and that you’re picking an agent who is happy and easy about breaking complex information down until you’re comfortable with it.

5. They don’t check references. As with all of the often-omitted items on this list, listing agent candidates often provide references to potential Seller clients as a matter of course. But very few folks actually call and check them. Do. You can come up with a list of questions or just tell the reference contact a little about your situation and ask them to share something of their experience with the agent. Let’s be real – no agent is likely to give you references who are going to talk badly of them. But approaching your reference checks with the intent to have an open conversation about the past clients’ experience creates the opportunity for you to get all sorts of nuanced insights, rather than just a “good agent” or “bad agent” rating.

6. They don’t ask for a detailed marketing plan. It’s essential to know precisely what steps your agent plans to take to market your home, before you hire them. What sites will your listing show up on? How many pictures will the listing include? What about Open Houses or marketing directly to buyer’s brokers? How do they propose to ensure that every qualified buyer who is on the hunt for a home like yours will see it?

Having a written marketing plan in hand (or in some digital format) empowers you to do things. If your home lags on the market, it’s a troubleshooting checklist that might surface what hasn’t happened or where an error might be glitching up your home’s marketing. And if you do the checklist and the home does appear to have been well and fully marketed, the plan can provide a strong proof point in favor of a price reduction.

7. They don’t discuss property preparation. Different agents might have very different approaches to what needs to happen to your home before it goes onto the market. They might also have different approaches to how that work will get done. Some agents manage property preparation from soup to nuts, while others will give you some thoughts on what needs to happen and leave you to do it. Some will refer you to stagers and vendors, while others will bring people in on their own dime to actually execute their vision, and still others might even have access to home improvement contractors who will do some work now for payment after closing (this often depends on your price point and on what practices are standard in your market). Talk to every agent you interview, in detail, about what they envision will need to happen to your property before they list it, and how intensely involved they can and will be in helping you get the work done.

8. They don’t ask about Plans B, C and D. The real estate market wouldn’t be the real estate market if it didn’t throw you curve balls. Some agents are strong at executing a cookie-cutter marketing plan so long as everything goes smoothly, but are not-so-great at problem solving when things don’t go as planned. Unfortunately, it’s tough to know that your agent lacks a backup plan until you actually need it! Ask your prospective agent candidates what complications, challenges and surprises they have encountered recently in their listing transactions and how they resolved a couple of them.

9. They don’t read the contract. One of the most major freak-out moments I see happen with disgruntled Sellers (i.e., members of the club you’re trying not to join) arises when they are very upset with their listing agent and decide to cancel the relationship only to realize they’ve signed a contract locking them into it for 17 years. (I exaggerate, but you get the gist.) Similarly, some listing agreements have terms that mandate the Seller pay the agent’s commission if the Seller receives (but doesn’t accept) an offer meeting certain criteria or if the Seller finds the Buyer themselves.

The moral of the story? Read your listing agreement before signing it. Walk through it with your almost-agent, and don’t sign it until you understand your commitment.

ALL: What factors did you prioritize when finding the right agent to work with? What factors do you wish you had paid attention to?

6 Wills, Won’ts and Worries of 2013 Home Buyers

If you’ve ever taken up running, you might know what it’s like to strap on your new shoes, head over to the track and take those first few strides, then feel a pain in your chest, heaviness in your feet and possibly, actually see stars. Maybe your last steps off the track were accompanied by the thought process: “Either I’m crazy, or runners are.”

Until you have talked to a legitimate, dyed in the wool runner and told them your story, explaining why you detest running with every iota of your being you won’t know the runner’s secret: everyone feels that way at first. It’s the normal physiological adjustment to the increased load you’re putting on your cardiovascular and musculoskeletal systems, this pain you felt when you took those first few steps. It goes away in just a moment, if and only if you keep on running.

Sometimes, knowing that others react to a tough situation by feeling the same emotions, thinking the same thoughts, or doing the same things you do flat out helps you feel less crazy, panicked and out of control of your situation. It’s the concept behind support groups but, last I checked, there really isn’t such a thing as group therapy for home buyers. (Well, some would say that’s what Trulia Voices is for, but I digress.)

Today’s rapidly rising prices and generally volatile market does make things tough for buyers, so we thought we’d systematically explore – and then share – what’s going on inside the minds of the buyers on today’s market. Hopefully, sellers will find some insights for marketing their properties, too.

Fresh off the presses, here are some of the insights and takeaways from our latest American Dream Survey, pinpointing the things today’s buyers worry about, will and won’t do in their quest to get their own corner of the American Dream: a home.

Worry: Mortgage rates and prices will rise before I buy. Trulia’s Economist Jed Kolko reports that “the top worry among all survey respondents who might buy a home someday is that mortgage rates will rise further before they buy (41%), followed by rising prices (37%).” The worry is valid, given the fact that the market was depressed for so long and has a long recovery road ahead of it. It’s compounded by the fact that buying a home has gone from something that used to take a month or two and now routinely takes 6 months, 9 months, a year or even longer!

Here’s the deal: you can’t stop prices from rising. And fixating on this particular fear poses the potential pitfall of rushing to buy or making compromises that will turn out badly in the end. Don’t dilly dally, if you’re ready and in the market, and don’t mess around making lowball offers with no chance of success. But otherwise, don’t let this fear drive your buying and timing decisions.

Will: Be aggressive. B. E. Aggressive. Economist Kolko explained, “among survey respondents who plan to buy a home someday, 2 in 3 (66%) would use aggressive tactics such as bidding above asking, writing personal letters to the seller, or removing contingencies, to name a few.” What buyers do and don’t do in the name of aggressively pursuing their dream homes (and, consequently, what sellers expect) is slightly different in every town.

Knowing that other buyers are facing down the same challenges you are and coming up with similar, aggressive solutions can help you feel a little less crazy about your thought processes and emotions and the desperate measures that come to mind when you hear how many others think “your” home is their dream home. And that puts you back in control of what can sometimes feel like an out-of-control situation. Reality check: you are 100% in the driver’s seat when it comes to how aggressive you want to be in your pursuit of any given home, and which specific tactics you leverage in the course of that pursuit.

Worry: I won’t find a home I like. Forty-three percent of people who plan to buy a home in the next 12 months expressed the concern that they might not be able to even find a property they like. Perhaps these people were just seriously persnickety, but I suspect there’s a bigger issue at play here. All of us can find a home we like, but whether there’s anything we like enough to buy in our price range is a completely separate issue.

This worry, then, seems to be closely related to the fear of rising prices – buyers are rightfully fearful that home value increases will put their personal dream homes out of their price range. This is why it’s super important to:

  • be aggressive about seeing suitable properties as soon as they come onto the market
  • work with an agent whose offer pricing advice you trust
  • adjust your house hunt downward in price range if the market dynamics include lots of over-asking sales prices, and
  • not to let months and months go by while you make lowball offers or otherwise be slow to come to the reality of what homes are actually selling for in your area.

The sooner you put yourself seriously in the game and make reality-based offers, the more likely you’ll be able to score a home you like in your price range.

Worry: I will have to compete with other buyers for the home I like. Twenty-seven percent of those who plan to buy at some point in the future and 32% of those who plan to buy in the next year said they feared the prospect of facing a bidding war. This worry is well-grounded. In California, the average property receives four offers – but stories of dozens of offers abound. And it’s not just a West Coast phenomenon: buyers from coast to coast trade tales of getting outbid and having to throw in their firstborn child, lastborn puppy and most precious earthly possessions just to get into contract.

Truth is, market dynamics vary from town to town, and even neighborhood to neighborhood, but if you’re buying on today’s market or planning to buy anytime soon, bidding wars, multiple offers and over-asking sales prices are a reality you will probably have to factor into your house hunt.

Won’t: Bid way more than asking.
Only 9 percent of wanna-be buyers said they would bid between 6 and 10 percent over the asking price for a property. This finding surfaces the uber-importance of checking in with an experienced local agent to get a briefing on precisely how much over asking homes are selling for in your area. This empowers you to tweak your online house hunting price range low enough that you can make an over-asking offer and be successful without breaking the bank. And once you’ve gotten a reality-based estimate of the over-asking norm, it will loom less ominously in your mind’s eye as a potential American Dream-killer.

Worry: I won’t qualify for a mortgage. Thirty percent of all people who identified themselves as planning to buy a home in the future said they were worried they might not be able to qualify for a home loan. (Interestingly, only 25 percent of buyers in hot markets like Oakland and Las Vegas expressed this concern – rapidly rising prices and knowing lots of other buyers are closing transactions in your town seems to ease this fear.)

Of all the worries on the list, this is the one over which a smart buyer has the most power. So exercise it! Work with a mortgage broker who was referred by friends, family members or an agent you trust. And ideally, work with them months – even a year or more – before you plan to buy. They can help you put an action plan in place around boosting your savings and credit score, and minimize your debt and credit dings, that you can work to minimize mortgage qualifying dramas when the time is right. They can also help give you a stronger sense of what you can afford vis-a-vis your income, to help you anticipate any challenges related to what sort of home your dollar will buy in your market.

ALL: What worries do you have about today’s market? Which steps are you willing to take in your quest to achieve the American Dream?


4 Housing Risks that Could Cause the Market to Misfire

If we’re not heading into a bubble, if rising rates won’t derail the recovery, and if more inventory will soothe prospective buyers’ jangled nerves, are there any risks to the housing market for the rest of 2013? You bet. There absolutely are. Topping my watch list for the rest of the year are four big questions:

1. Will it become any easier to get a mortgage?

After the bubble burst, mortgage credit went from overly loose to overly tight. Recent data suggest mortgage credit might be loosening a bit for the most creditworthy borrowers, but credit remains tight. Soon, though, this could change. Asmortgage rates rise and refinancing demand dries up, banks might look to expand their home-purchase lending instead. Furthermore, new mortgage rules coming into effect next year will give banks more clarity about which loans are considered risky, and how banks will be on the hook legally and financially if they make these riskier loans – and this new clarity could make banks more willing to write mortgages deemed to be safer. We’ll see.

4. Will young adults get back on their feet?

Millennials – people age 18-34 – had an especially rough recession. Despite the overall economic and housing recovery, they remain almost as likely to live with their parents as they were at the worst of the recession – even if they have jobs. Not only are young adults not becoming first-time homebuyers; they’re not even renting. The housing market won’t get back to full health until these young adults are living on their own as either renters or owners.

3. Is there a new shadow inventory?

The “shadow inventory” – homes in delinquency or foreclosure that will eventually come onto the market – keeps shrinking, putting to rest earlier fears of a coming flood of distressed homes for sale. But Census data released this morning show that a different shadow inventory may nonetheless be looming: the 2013 Q2 vacancy survey shows that 5.6% of all housing units are vacant and “held off market,” up from 5.1% in 2009 and down just slightly from the all-time high in 2012. Even though the inventory of homes for sale or rent is shrinking, this shadow inventory of homes held off market is large – but perhaps only until their owners decide prices have risen enough to unload these units.

4. What will Washington do?

In the first half of 2013, the government made two critical policy announcements affecting housing: (1) the Consumer Financial Protection Bureau’s qualified mortgage (QM) rules and (2) the Fed’s bond-buying tapering. But two bigger, messier housing hot potatoes are still being tossed around: the mortgage interest deduction, and the future of Fannie Mae and Freddie Mac. Both of these huge issues pretty much boil down to the same fundamental question: how much should the government – and therefore taxpayers – help people buy a home (or buy a bigger home than they would otherwise)?

Banks, Millennials, the new shadow inventory, and Washington: they’ll all help shape which direction the housing market will go in the rest of 2013 and beyond.