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Don't assume that you can't buy a home just because you lack perfect credit, don't have the resources to come up with a 20% down payment, or because you think that affordable housing is out of the question in the DC area. Home ownership is an American dream providing many financial and personal benefits to individuals and families. And with the help of a knowledgeable and experienced Realtor^®, you may indeed be able to make this dream a reality

It really wasn't that long ago that for the average low or middle class working couple, finding a decent, affordable home in DC was a challenge if not just a pipe dream. But thanks to the dedicated and hard work of the DC government with a focus on affordable housing within DC, this situation has been turned around, and you may indeed qualify for one of the many government-backed programs in place to stimulate home ownership in DC.

But even today, navigating through the maze of the government programs can be very confusing. These programs can be complex and are continually changing. That is why you'll want to start with a Realtor^® who will take the time to help you navigate through the complicated maze of government backed programs to see if one may be a good match for your circumstances. And right now, there are a lot of good programs available to the DC residents.

 It is a common misconception that these programs are only for those with very low incomes (many are). But actually, there is a great mix of tax credits, low interest loans, down payment assistance and government grant money which is available to a variety of individuals and family's looking to purchase their first home in America's capitol city.

 You may be surprised at the number of state and local programs that are available for homebuyers in DC. For instance, you may have recently read in the paper that Shaun Donovan, Secretary of HUD announced the award of $2 billion of funding to state and local governments.  [January 15, 2009]. Well, that boils down to $193 million being awarded to the local DC Housing Finance Agency (DCHFA). Read press release. This is money awarded by the federal government to stimulate affordable housing opportunities in Washington DC.

"This is simply good news all around," said Harry Sewell, executive director of DCHFA. He goes on to say "we are also able to reactivate our single-family mortgage program to be competitive with the current interest rate environment. This agency is working hard and is committed to make sure that the dream of owning a home in the nations capital is attainable not just for the upper class residents but for many low - middle income homebuyers. The DCHFA offers free homebuyer education workshops; credit and budget counseling referral assistance; and affordable mortgages. And DCHFA is only one example of the many great programs/ options available to DC residents interested in buying an affordable home.

 Don't miss out on out on the great current opportunities in place to stimulate affordable home ownership in Washington DC. And you don't have to go it alone. Call Rachel Valentino to help you navigate through the home buying process. She will help you step by step from dreaming to holding the keys to your very own home. You can take the first step today by contacting Rachel or visiting her Atlantic Coast Connection website

Tyson's Corner, VA  is only 15 miles from our nation's capital and is considered part of the Metro DC area. Located in the heart of Fairfax county so close to Washington DC, it is hard to imagine the 1950's when this area was considered as rural. Then Tyson's Corner was marked only by a general store at the intersection of Routes 7 & 123.

 The Tyson's Corner of today may currently be defined as "Commercial" or port of the "Urban Sprawl" found on the outskirts of Washington DC. It's currently mostly known for its premier shopping, offices, large malls and auto dealerships.  That is because it is home to the state's largest mall along with 2 other nearby premier shopping centers. With over 46 million square feet of office and retail space, it is the 12^th.largest business district in the country. Being part of the Dulles Technology Corridor has also brought Tyson's Corner some recent notoriety.

 Tyson's Corner is currently undergoing a planned "Urban Renaissance" and is changing rapidly. Right now, about 20,000 residents call Tyson's Corner their home by night where by day the area is home to as many as 120,000 people who work there. But this is about to change and with the upcoming Silver Line already underway, change is happening rapidly.

 Finally, after years of delays and promises, the Dulles Metrorail is now on track to bring the Silver Line through the Dulles Technology Corridor. with 4 stops in Tyson's Corner. The first phase is scheduled to open for service in 2013. This has lead to some major urban planning with sweeping changes being unveiled for a completely newly revived community and infrastructure.

 Tysons Land Use Task Force envisions its future as a livable, vibrant sustainable urban center of the 21^st century. The vision entails a place where those who work here can own a home here, in a community that will sustain its residents and their needs all the way through retirement.

This "new" Tyson's Corner will have a much better balance of housing and jobs. Those who live here will have access to every conceivable amenity from its shopping and dining to increased access to community events and recreational opportunities and facilities.

 Local urban planners envision doubling the jobs, up to 200,000 and having affordable housing available for upwards of 100,000 residents within the coming decades. Envision this: an exciting new sustainable community, home to a new green network that links existing parks with open space, and newly created parks.

This new urban development plan is not just about more buildings, but really is about creating a place where people want to be. A place where people want to be a part of the community and are safe to walk or bike around and enjoy the amenities. It's a place where singles and families can enjoy life and call home. Tree-lined streets are in the plan, as well as more public spaces. More public art and parks are also in the works.

To be a part of this growing upscale community, you  will want to start looking at your real estate options now by working with a top area Realtor like Rachel Valentino. Right now there are some very diverse housing options available in the area. Depending on your needs, you can currently find historic homes, condominiums, townhouses, and single-family homes all the way up to luxurious estates for sale in and around Tyson's Corner.

Give Rachel a call today to look over and discuss your options and get started on finding a home in Tyson's Corner before the area housing market explodes. Be part of this exciting new Urban Renaissance" by starting your search at The Atlantic Coast Connection website.

 And don't forget that the First time home-buyer credit has been extended. But taxpayers must purchase or be locked into a contract to close before midnight on April 30, 2010 to qualify.

Are you looking for a way to purchase a condo in DC?  Wishing that you could find a way to buy your dream condo but lack the money for a down payment? Or are you just getting started and the traditional lenders won't give you a chance to buy a condo in today's tightened lending environment.

Well, there's great news for those looking to purchase a condo in the Metro DC area!  The FHA is finally adjusting to market changes and demands and loosening some of their strict condo buying guidelines. View Changes.

These new changes are exciting, making FHA backed loans for condos a popular choice. And it's no surprise considering the current ultra strict guidelines established by conventional lenders requiring higher credit scores and bigger down payments. 

Bottom line, right now you can potentially take advantage of the distressed market by purchasing a condo with a FHA backed loan. This allows you to not only take advantage of the currently slashed condo prices in today's market but to do so with a small down payment. Coupled with the current low interest rate, FHA condo mortgages are not only popular, but also a smart move for potential buyers.

And if this is not enough to make you consider a FHA mortgage for a new condo, here's more to consider:

•  First time homebuyers are combining the attraction of current FHA backed loans with the $8,000 First Time Home Buyer Credit which was just extended until April 30, 2010!

 •  FHA credit requirements are not as high as traditional lenders which allows buyers with blemished credit the opportunity to still obtain a mortgage providing they can show they have an established (reasonable) history of paying their bills.

•  If the condo you choose already has FHA approval, you can get a mortgage in as little as two weeks. If it is not on the approved list, guidelines for spot approval have recently been loosened in favor of the buyers.

•  The FHA offers a Kiddie Condo Loan Program allowing young adults to access the market of condo buying by qualifying with a co-borrower.  This is a great way for young adults who may not have a chance otherwise to get started and establish a solid credit rating.

•  The FHA definition of a condominium may include dwelling units in detached, semidetached, rowhouses, garden-type, low- or high-rise structures. This expands the condo market for the buyer who may traditionally be thinking only of the newly constructed condominiums.

With the help of a top Realtor, such as Rachel Valentino, you may be able to find a great home option, an affordable condo in on of DCs prime neighborhoods or suburbs you previously thought of as out of reach.  Imagine living in a neighborhood with great views and with the best school systems - it may not be just a dream, but a real possibility.

Why not call Rachel Valentino today to discuss your options. She can work with you in today's condo market here in the entire DC metro area. Read Previous Article on Buying a Condo.

With reduced prices on condos, low mortgage rates, low down payment options, a FHA Condo Loan may be your ticket to living in a new condo in 2010. But these market conditions won't last for ever as the economy recovers and the First Time Home Buyer Credit is scheduled to end April 30, 2010. Be sure to start looking early and you many still be able to claim the home purchase on your tax returns for 2009. Visit Rachel's Atlantic Coast Connection website today to get started.

Somehow the history, the diversity, the political power and future technology aspects all blend together creating this dazzling and vibrant city. It is a city full of history and promise of tomorrow. This city is a proud reflection of the strength and character of those who live and work here. It is a city where people are investing in tomorrow. It's a great place to live heading into 2010.

Here are some "More Good Reasons to Feel Good About Calling Washington DC Home": 

1) It's a City of the Future

Researchers here are developing ideas that could revolutionize the world. According to the Washington Post, "The boom in government spending is attracting keen interest from big utilities, technology firms, start-ups and the lobby firms they employ. And it has foreign investors scouting real estate opportunities." Read article

2) The City's Backdrop is Dazzling

Prominently sitting on the crest of the hill facing the city is The "Congress House" which sets the tone for the city. At times, it can seem like you are living in a picture book. Just a few spectacular pictures are posted here if you'd like want new wallpaper for your desktop. Check out the beauty of DCs famous sculptures.

3) World Class Shopping and Dining

Located just inside the DC line, on Wisconsin and Connecticut Avenues, you will find the "Rodeo Drive of the East" with high-end shops like Saks Fifth Avenue, Tiffany and Cartier.

Get Expert Advise on DC Dining from Travelers Magazine Best of Washington, D.C.: Restaurants offers expert recommendations of the best places to eat in four price ranges: budget ($), moderate ($$), expensive ($$$), and luxury.

Washingtonian's list of  101 Favorite Restaurants offers a list of the finest dining in DC, Maryland, and Virginia-ranked in order plus much more.

4) So Much to See and Do

Best of Washington, D.C.: Must-Dos Part of the Places of a Lifetime series from Traveler magazine

DC is also home to a number of artists. Here is a map of DC area art locations of Studios, Galleries, Personal Artist Studios, and Art Centers. And there is the city wide effort of "Art on Call" Learn More

5) We Have The Capitals

The Capitals have fun on the ice, and that makes them fun to watch. The players are actively involved in the community in such events as Toys for Tots inspiring & motivating kids and adults alike.  Get your "Courage" hat or shirt today to show your support.

6) It's Clean and increasingly Green!

There are many programs working to make affordable housing and its neighborhoods green in Washington, D.C. and the National Capital Region. Along with the federal funding for corporations in the area to take advantage of, Washington DC is indeed a "Green City" of the future.  

7) There Are SO Many Housing Options

There really is something to meet everyone's needs in the DC Metro area. Within the many neighborhoods you will find different and distinct stylistic varieties and periods. There are historic homes available along with many newly built options. There are single family homes, townhouses, row houses, condominiums, & new waterfront developments - all the way up to horse ranches and glorious mansions and estates.

With so many residential options, everyone can find a place to call home within Metro DC. One can find excellent schools, a booming economy and a variety of recreational activities. To find a perfect home only depends on defining your specific needs and working with the right Realtor^® such as Rachel Valentino. You can visit her Atlantic Coast Connection website today to see what's available.

2010 is indeed the perfect time to live and work in the Washington DC area. And don't forget that the first time home-buyer credit has been extended to include repeat buyers.. But taxpayers must purchase or be locked into a contract to close before midnight on April 30, 2010 to qualify. So call Rachel today to see if you qualify and get started on finding your new home for 2010.

As the year 2009 comes to a close, it seems like a fitting and proper time to reflect on just how rewarding and exciting it can be living in Washington DC as it boldly steps into 2010 as a great American city to live in. It is emerging from the global recession known as a "world class city". The pulse of this city is so strong and vibrant that some residents actually claim to "feel" the excitement and electricity" in the air.

Here are "5 Good Reasons to Feel Good About Calling Washington DC Home":

1) Employers Want to Be Here and are Bringing Their HQ's to the DC area

Big corporations are coming here and staying here. Big names like Volkswagen, Hilton Hotels, Google and many more now call this area home. Big corporations bring in larger number of jobs. There's more coming from all over the world as the DC area increasingly attracts the attention of the international business world.

2) Location Location Location

Three airports with increasing international flights from Dulles along with an extended Metro route make the region an ideal gateway. With increased federal contracting,this makes proximity to Congress and the agencies a big plus.

Oh, and by the way, when you live here, you're within a few hours from everything nature can offer. It's like having "post card views" at your fingertips. You've got mountains, rivers, vineyards, the ocean, and tons of parks."  And its "location, location location" filled with tons of history. Imagine who came before you, in another time, as you live in an area where we stroll through Capital Hill and float down the Potomac River.

3) It's a Spectacular Place to Live During the Holidays

What do people do in DC during the holiday that's special? Click here to visit About.com's "Top 10 Washington, DC Holiday Activities" list to make sure you've covered all your bases.

Right now, if you are a resident, or will be visiting the area, you'll want to remember to visit The National Christmas Tree and the Pageant of Peace in President's Park just South of the White House.  You won't want to miss seeing Santa's Workshop viewable up until Christmas Eve. And there is the nationally renowned free nightly musical performance going on each night until Jan 1, 2010 for everyone to enjoy.

4) Distinct Neighborhoods Make Being Unique Special

The district of DC has 127 total named neighborhoods. See Map. Of these, there are 46 designated historic districts, Each neighborhood new and old, has it's own individual history and unique character. Check out the renovated "Friendship Arch" in Chinatown. 

And there are great neighborhood and block parties to enjoy like Caribbean Parade, the Fiesta DC festival, the Gay parade, and the Emancipation Day parade.

Here is a nice page with interactive links to the various neighborhoods within the district of DC.

5) The Diversity

Washington DC is a great example of an "American Melting Pot". Here you can actually feel as if you have traveled around the world without ever leaving the city. There is such diversity found everywhere here. You'll find a wide array of everything from architectural structures and arts to the food, language and cultures found within the DC Metro area.

From Olympians, Foreign Dignitaries, Politicians, and Lobbyists to Artists, Performers and Actors or maybe even a Corporate Giant, you just never know whom you will meet on the social circuit in DC.

With such diversity, history and beauty, you can see why Washington DC real estate is still so popular. But real estate buying in the Metro area can be complex so you want a REALTOR^® you can trust, one who knows the area and has a proven track record.

Rachel Valentino is just such a person - she's a top specialist in the D.C. area no matter what your needs are. Contact her or check out her Atlantic Coast Connection website today.

And don't forget that the First time home-buyer credit has been extended to include repeat buyers. But taxpayers must purchase or be locked into a contract to close before midnight on April 30, 2010 to qualify. So call Rachel today to see if you qualify and get started on finding your new home for 2010.

All aboard as the new Dulles Metrorail permanently connects Northern VA to Washington DC! One sure to be popular new stop along the new Silver Line is the Wiehle Ave station in Reston,  VA that is scheduled to open in 2013. This will offer unprecedented access through the region, bringing new options to Reston residents who are seeing both work and residential options opening up for the first time in a long time.

With new access to the Capitol City, Restonians can now easily commute into the city for jobs. And even closer, just down the new Silver Line, is Tyson's Corner where the job market is set to take a dramatic increase over the next few years bringing even more new job opportunities to those living in the area. Dulles Metrorail Sliver Line is making Reston VA an ever more visible residential area along what is now being referred to the Dulles Technology Corridor.

Today there are approximately 63,000 residents of Reston VA (Restonians). Only 17 miles outside of Washington DC, this community (CDP) is now being referred to as "an edge city" but seems to still hold on to its originally intended charm. Left behind is the hustle and bustle of the big city; here life is much simpler. Here you can meet your neighbors out on a nightly stroll around a lake or down a nature trail, here the kids laugh and splash in a lake, and there are still those who enjoy a good tennis match after work as a fun & healthy way to end their day.

That's because it's a planned community that still follows the plans set forth in 1962 in regards to development of the area. In the creation of Reston, it was hoped that all Restonians could live, work and have recreation in their own community. Equally important was that everyone have access to common grounds and the scenic beauty shared equally among all income levels.

Originally one of the first parts of Reston was designed to look & feel like the Italian coastal town of Portofino. And even today, you still won't find any chain stores or chain restaurants in Lake Anne, because they're still not allowed. In true suburban contrast, in other parts of Reston, big business is definitely welcome - with more than 1 million sq. ft of office space available.

What Reston has to offer its residents reads like a resort brochure. The recreational facilities include16 pools, 47 tennis courts, and numerous multi-purpose courts that are used for basketball, soccer, etc. There are miles of beautiful groomed walking and bike trails throughout the area. In addition, there are 2 golf courses and 4 Lakes including beautiful Lake Anne. And ice-skating is still popular in the Town Center during the wintertime.

Aside from the plentiful recreational aspects, local residents also enjoy local art galleries, shops, restaurants, museums and even a local professional theatre group. Northern VA is also renowned for its top school systems. So when you add to the mix the upcoming addition of Dulles Metrorail, you can see why it's so popular for residential homebuyers.

Right now there are a lot of residential opportunities in the Reston area to consider.  With average home prices in the mid $400k range, Reston makes it easier for new homebuyers and those with families to become homebuyers. If you're interested in this area or any of the areas along the new Silver Line, give top Realtor^® Rachel Valentino a call today to look over your options.

And don't forget that the first time home-buyer credit has been extended to include more homeowner. But taxpayers must purchase or be locked into a contract to close before midnight on April 30, 2010 to qualify. So call Rachel today to see if you qualify and get started on finding your new home for 2010.

A couple weeks ago, the government turned the First Time Home Buyer Tax Credit into a new and improved credit for first timers and repeat buyers alike. The way the new law was crafted is especially helpful to buyers in the DC area.

Now first time buyers can qualify for up to $8,000 off the price of a home, while repeat  buyer who own and resided in a home for at least five of the last eight years can qualify for $6,500. What is especially applicable to the DC area where salaries are higher is that the income levels have been raised to $125,000 for single taxpayers and $225,000 for married couples, with a phase out of the credit if your income is up to $20,000 higher. (The higher income limits provision takes effect November 6, 2009.)

The credit, previously on life support till November 30, 2009, now runs through April 30, 2010. You need a signed contract by this date, but you have until June 30 to close. This is particularly beneficial if you are buying a newly built home or even if you want to time your move to when your kids get out of school. For the first time credit, the new dates apply to anyone, even if you had aimed for the November date with a home purchase that is underway but will miss it due to a hold up with the  lender or the appraisal.  However, if you are applying for the repeat buyer credit, the deal only applies to homes closed on November 6 or later; this credit is not retroactive. 

Since homes in the District average nearly $500,000, the credit assures that both groups of homebuyers should have an ample supply of homes.   The effect of the previous credit was to decrease the inventory of lower priced homes homes that appeal to first time buyers to just over five month worth.  Now, sellers can put their homes on the market with more confidence that they will sell quickly so the seller can buy another home, often at a higher price point.  The expected effect is that first time buyers will have more homes to choose from while stimulating  the housing market at most levels.  The credit does cut off at $800,000: previously, there was no price limit. (The thinking here is that people who buy homes in this price range probably exceed the income limits.)

Members of the military serving on extended official duty away from home for more than 90 days have an extra year to qualify for the credit and are not subject to the repayment clause if they have to move in less than three years.  These terms apply to all members of the uniformed services of the U.S military, members of the Foreign Service of the U.S., or employees of the intelligence community, so are big boost to DC's military community.

While the new credit does offer new opportunities to DC home buyers to get the home they want with some help from the government, homes at lower price points are expected to continue to move swiftly.  Lenders expect to be busy, so mortgage processing times may be lengthy.  The time to get the home buying process started is now! Don't put it off till after the holidays.  Call Rachel Valentino today to discuss current residential options. Rachel Valentino is a top specialist in the D.C. area no matter what your needs are. You can go to Atlantic Coast Connection website to look for that perfect older home in one of DC's many charming historic areas, a beautiful condo convenient to work, or a more suburban place in northern Virginia or Maryland.

Looking for the perfect historical home in Washington DC? With 46 designated historic districts, this is like going on a treasure hunt in the DC area. Hunting for, caring for, living in, and just enjoying old homes can be a very rewarding experience. The surreal lifestyle offered within the charming historic districts continue to make the older historic homes very attractive and always in demand.

Many think that one has to be rich to own a historic home but that really is not true. Contrary to popular belief, within the DC area, most historic districts are home to average middle class people of modest means. The District of Columbia, has been a forerunner in working with the National Trust for Historic Preservation and along with 37 other states, DC has enacted laws enabling individuals with incentives for owning historic properties that meet specific criteria.

The Historic Preservation move is aimed at keeping the history and urban districts alive. DC continues to be a forerunner in rebuilding communities while preserving historic buildings. Much of the money is directed towards the housing stock in deteriorating neighborhoods. The various federal and state programs are making home ownership easier for those who may need a boost to finance a new home. So now is a perfect time to reap the rewarding benefits of owning and restoring a historical home here in the DC area.

If you are looking to purchase a home with the charm of history, Rachel Valentino wants to make sure that you know about several great historic preservations and rehabilitation programs.

Current Federal, State and Local Programs:

In general, the federal government directs its efforts towards revitalizing the nations cities while providing affordable living, housing and jobs. Currently, the federal tax credits are for the larger income, housing and job producing projects - not for rehabilitating your personal home.

Keep in touch with your Rachel, a top DC area  Realtor^® who can let you know if legislation changes offering federal incentives for refurbishing or buying a historic home. There are currently a couple of bills on the floor supporting individual homeowners having access to the monies for restoration.

Here are some tips on locating Federal Grant money for renovating your historic home:

1.     You can go to the Catalog of Federal Domestic Assistance (CFDA) http://www.cfda.gov and Grants.gov http://www.grants.gov - these are two sites created by the federal government to provide information on grants. Browse through the listings and see if you can find any grant that would support home repairs.

2.     There is a grant from US Department of Agriculture called Section 504 that helps very Low-Income individuals receive Housing Repair Loans and Grants. Section 504 assistance helps very- low-income homeowners repair, modernize, or modify their homes. Loans may also be used to make homes more accessible for household members with disabilities.

•Ø  Program Details: www.rurdev.usda.gov/ny/504brochure.pdf

 Check out the great options available from state and local agencies

There are some great incentives to make your dream renovation come true here in the District of Columbia. Since initiating the Historic Homeowner Grant Program, the DC government has funded over $1.5 million in rehabilitation in our historic districts. There are 12 eligible districts and the agency received over 250 grant applications. The HPO hopes to impact at least another 30 projects in 2010.

Look at the actual results of how this money can be used to recreate the original beauty and richness of these old homes. If you want to see the dramatic changes made possible through this program, you can view before and after photographs of recently completed projects at

HPO Gallery of Homes.

Residential properties located outside of these historic districts may be eligible for the Single Family Residential Rehabilitation Program offered by the Department of Housing and Community Development.

If all else fails, a 203K loan may provide the needed funds.

Can you imagine yourself living in a home with lots of history, unique detailing, and rare craftsmanship? DC property offerings are a wealth of historical properties and historic districts.

So if you really want to make owning a historic home a reality call Rachel Valentino today to discuss current residential options. Rachel Valentino is a top specialist in the D.C. area no matter what your needs are. You can go to Atlantic Coast Connection website to look for that perfect older home in one of DC's many charming historic areas. Be a part of the Urban Renaissance by helping preserving the past.

I was recently interviewed by John Wordock of MarketWatch Radio Network regarding the first time homebuyer tax credit.  As I mention in the interview, about 90% of my recent business had been as a result of the credit, so I am definitely in favor of an extension.  At this point, there is no firm word on an extension, so buyers can't plan on it.  Do I tell buyers to snap up any house to take advantage of the credit?   No Way!  Having the $8,000 is a great gift but the house will be with you for years to come! If buyer have house in mind, this is the time to act.

Here's the full interview, with the high points below.

http://www.marketwatch.com/podcast/Recession%20and%20Recovery

John:  What advice do you have for first time homebuyer who want to get in on the tax credit?

Rachel:  I'm so glad you asked John... this is such an important topic.

My advice would be that IF a buyer is on the fence with their final home choice, they REALLY need to get their offer in this week. Most individuals are blissfully uninformed when it comes to understanding how long it takes to close a loan in today's market - you know what they think? They can go to closing a week after putting in a bid! It's just not going to happen, trust me!

This is especially true for those who are hoping to do a low downpayment of 3.5% and go the FHA route. With FHA or conventional even, it is quite EASILY a 30-45 day process -- minimum! I foresee November will one of the busiest months in recent national history, lenders & settlement attorneys across the nation are going to be swamped and you can't rely on your lender to work wonders.

Buyers need to understand that if it is their wish to take advantage of this awesome $8000 gift from the federal government, they SHOULD NOT rely on what (at this point) is a very rocky extension from those on Capitol Hill or put themselves in a bind by not allowing reasonable time to close.

In my recent experiences, underwriters are more scrupulous and critical than ever - EVEN for individuals with the best credit scores and income. There's no need to add another layer of complexity by waiting until the last minute. Believe me, buying your first home is stressful enough. If you want to close mid-November and give yourself some breathing room for unexpected surprises (which always happen), you need to be under contract today....no, actually let me re-phrase that, it should have been YESTERDAY! I'll tell you what I tell my clients, the old saying holds true, "To be forewarned is to be forearmed!" Long story short, if you want the $8000 credit, get under contract!