Friday, August 8, 2008

Gulf Shores foreclosures and short sales

The Gulf Shores real estate market is all a buzz; most agents are talking about great deals with foreclosures and short sales.
Companies are selling about 1-2 short sales per month in addition to the regular sales with “motivated” sellers. The lenders do not want to take the homes/properties back from the owners and would rather work something out but if a workout is not possible realtors are given 2 – 4 months to sell the property short before it is foreclosed.

As I look at the statistics of sales of improved properties sold since the beginning of this year, I find that properties are selling at about 90% of the asking price closing in 30 days or less. The only seller owned properties that are selling are those who have reduced their asking prices to a point that represents today’s values. If we look at how today’s value is determined; it is based on Comparable Properties SOLD with in the last 3 to 6 months.

The question of what type of transaction a buyer should concentrate their efforts on buying is simple once the buyer understands the realities of value and the position of the sellers/lenders.

The lenders in both Short Sale and Pre-Foreclosure transactions will generally base the eventual selling price of the subject property on Sold Comparables and will typically negotiate with the buyer somewhere between 8% – 12% off that new fair market value. This new fair market value will be determined by a BPO or by a qualified appraiser and in most cases the outstanding mortgage balances do not enter into this calculation.
When a property is Sold at the Courthouse steps the lender has a representative there protecting their asset, bidding on the subject property against the other bidders in an attempt to insure that the selling price will be at or above the mortgage amount.
Unlike traditional Courthouse step auctions that most people are familiar with the value of the property in today’s real estate climate is less than the outstanding balance of the mortgage. So the eventual selling price will be more representative of current market values and less like a bargain.
Motivated sellers, those who have been reducing their asking prices in an attempt to find today’s fair market value do so by having their REALTORs provide them with Sold Comparables, that is properties sold that most closely resemble their property and they typically increase that amount by about 10% in an effort to give a little back to the buyer during the negotiations. Most sellers believe that buyers feel as though they are getting a value if the seller comes off his price 5% - 15%.
I hear many times from unrealistic buyers that they will wait until they can get a real “Deal”. Here is the quick math. If an owner’s property (including REOs) costs them $50,000 per year on a property valued @ $500,000 (assuming the property is priced at current fair market value) why would they come off their number $100,000? It has become common knowledge that this real estate market is at or pretty close to the bottom of the cycle; if over the next 18 months inventory and values stabilize the only direction left to turn is upward. If an owner opts to keep their property for this period and then sell they lost $75,000 rather than the $100,000 they were going to lose. If they choose to hold it longer, based on appreciation their losses will begin to diminish; the longer they keep the property the more their position improves.
My recommendation: buyers should look for properties priced at fair market value and negotiate aggressively. The deals are found when price, terms and conditions of the sale are outlined in a contract. The sellers respond best when they can see the pain and suffering they are going through is about to end, this is the motivation. Expect that properties that were bought by the sellers prior to 2003 to have equity and more wiggle room compared to properties bought in 2004 and 2005 where the sellers in nearly all cases are upside down and have to come out of pocket at closing – that’s no wiggle room – if the sellers have the money or the assets to bring a check to closing you’ve got a deal. If they don’t then there is a Short Sale on the horizon and the eventual selling price of the property will have little or no change.
Call today for information on foreclosures or short sales

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May 22, 2013, 10:25 AM EDT


Reuters
Who do you want to believe?

Monday that in his exit interview [url=http://www.agoshow.net/Tigers-26-Boesch-red-2010-All-Star-Jerseys-34/]Tigers 26 Boesch red 2010 All Star Jerseys[/url] expressed frustration with coach Mike D锟斤拷Antoni to GM Mitch Kupchak. Which isn锟斤拷t [url=http://www.agoshow.net/Rockies-2-Troy-Tulowitzki-Road-Cool-Base-Grey-2010-All-Star-Jerseys-89/]Rockies 2 Troy Tulowitzki Road Cool Base Grey 2010 All Star Jerseys[/url] hard to believe if you watched the Lakers at all this year.

But when .

Kupchak said he didn t want any D Antoni talk from Dwight anyway given Mitch s insistence that Lakers won t have any player dictate the coaching situation.

To be honest with you, I wouldn锟斤拷t let it go there anyway, he said锟斤拷. I m not saying they don t have differences like with any coach or any player. I don t think it s anything that [url=http://www.agoshow.net/Rangers-32-Josh-Hamilton-Red-2010-All-Star-Jerseys-58/]Rangers 32 Josh Hamilton Red 2010 All Star [url=http://www.agoshow.net/2009-All-Star-St.Louis-Cardinals-5-Pujols-Red-Jerseys-7/]2009 All Star St.Louis Cardinals 5 Pujols Red Jerseys[/url] Jerseys[/url] goes beyond.

So what is reality here?

Let锟斤拷s start here 锟斤拷 there were only two people in the room. One of them is the tight-lipped Lakers GM who is a very good soldier, a guy who is old school and would not leak a private conversation, especially one that called into question the team锟斤拷s coach. The other is the guy whose agent and people were all kinds of leaky during the Orlando exit debacle, to the point of harming the player锟斤拷s reputation.

I don t know who McMenamin s sources were, but decide for yourself which side you think might have been leaking info here.

Then look at the complaint itself? , 锟斤拷the center felt marginalized as the coach looked to Bryant and Steve for leadership and suggestions and discounted Howard s voice锟斤拷

It锟斤拷s not Xs and Os, it锟斤拷s not touches in the post or system stuff, it锟斤拷s not being listened to. It锟斤拷s not feeling respected like the other veteran leaders of the team. This seems to be a theme from Howard 锟斤拷 he is about to go through free agency where it锟斤拷s not about the money (the Lakers win that, they can offer larger raises and one more guaranteed year) it锟斤拷s about respect and feeling wanted. Howard wants to be recruited, [url=http://www.agoshow.net/Brewers-8-Ryan-Braun-Road-Cool-Base-Grey-2010-All-Star-Jerseys-77/]Brewers 8 Ryan Braun Road Cool Base Grey 2010 All Star Jerseys[/url] wants teams 锟斤拷 including the Lakers 锟斤拷 to tell him how much they want and needed him.

So could you see a leak aimed at D锟斤拷Antoni trying to get Howard in the conversation?

It锟斤拷s really much more simple than that for Howard if he stays in L.A. 锟斤拷 with out at the start of season Howard can grabs the reins of the team, he can impose his will and be the leader. But you do that on the court by both your play and demeanor 锟斤拷 dominate, then be serious about your craft publically when the time calls for it. That锟斤拷s how you get the respect of everyone and get your voice heard.


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