Short Sale Myths- Top 3 Short Short Sale Buying Myths- Low Ball Offers
There are a lot of myths about buying and selling short sales. Last week we focused on the myth of the earnest money deposits accompanying short sale offers. ( link to article)
The second myth is the low ball offer.
Whether you are watching late night TV informercials where the guy is selling you his program on how to buy real estate for fifty cents on the dollar or you are listening to your uncle who claims he just bought a short sale dirt cheep- take it all with a grain of salt. Listen to your experienced real estate agent who is short sale specialist.
When you are in the market to buy short sales choose your real estate agent wisely. Make sure that your agent has a proven track record of successfully closing short sale transactions. Your agent should not be an order taker but rather an expert on your local market conditions and values.
Insisting on making low ball offers on short sales is most often wasting your time. In most areas of the country the market is contracting. We get multiple offers on our short sale listings. The most recent short sale listing we put on the market had mulitple offers on it within 7 hours. This is not an anomoly. It is most common place.
Are you making offers just for the sake of making offers or do you want to make an offer that is going to get you the property? That is the big question. Why are you making offers on short sales?
The strategy of offering a low ball price for the home of your dreams is the fastest way to kill your dream.
When we get multiple offers on our short sale listings the sellers are looking at what is the highest and best offer first, then they look at which offer is most likely going to be able to close. There are many factors to look at. But for now, we will look at price. The seller is most often going to take the highest priced offer.
Many people are under the erroneous assumption that the seller does not care about the offer because he or she is doing a short sale. The reality is that sellers are going to be affected by the price.
The seller’s lender is going to get a BPO ( brokers price opinion) or appraisal on the property before they approve a short sale. They will base the value of the property on that BPO or appraisal. The counter offer will be a fair market value. In the case of Fannie Mae being the investor on the note you may even see a higher than market value counter offer coming back to you.
If the seller is in the foreclosure process time is of the essence. They are playing a game or racing the court house clock and hoping to close on their short sale before the date of the final judgment. It would not be wise for the seller to accept an offer that is not going to end up in a closing before he or she loses the house. The foreclosure process does not stop just because there is an offer on the table.
The best strategy for getting a short sale property is to make a fair market value offer.
Short Sale Myths- Top 3 Short Sale Buying Myths- Earnest Money Deposits
If you are in the market to buy a Florida short sale especially in the South Florida market it is a sellers’ market right now.
Earnest money deposits are one of the reasons you may not be the winning bid on a short sale.
Buyers who listen to well-meaning family and friends may lose out on the home they have their heart set on by not offering an earnest money deposit up front. Most of the time their real estate agent is not experienced in negotiating short sales. The inexperience leads to a misconception about earnest money deposits. Buyers agents tend to think that not putting their buyers’ money at risk is working in their buyer’s best interest. Usually that sounds like common best practices. But short sales are different than traditional real estate transactions. Buyers in this market also make the common error of thinking that they should make an offer without an earnest money deposit until the short sale lender approves the sellers’ request to do a short sale.
In the current market the short sale seller will often receive multiple offers to consider. When we list short sales we require all offers to have an earnest money deposit upon ratifying the contract between the buyer and the seller. We would not encourage a seller to accept an offer that does not have earnest money up front. The earnest money shows the seller that you are likely to stay in the deal until the short sale lender approves the short sale or the contract expires.
The strongest offers are those with a healthy earnest deposit that are effective on the day that the contract is signed by both The buyer and the seller.
The strongest offer is in the best interest of both the buyer and the seller. The seller is taking a chance with the buyer that he chooses. The seller is up against a foreclosure most of the time if the house is listed as a short sale. Most brokers are required by their MLS ( the Multiple Listing Service) to change the status of the listing from “active” to “contingent” as soon as the seller accepts an offer. Not many agents want to show properties that have an offer on them (CTG status) so the seller is trusting that the buyer will stay in the deal for the long haul. Having your property listed in the MLS as CTG is almost like it being listed as a pending sale. Sometimes short sales take a long time to close and the seller runs the risk (if he or she is not making his or her mortgage payments) of losing their home to foreclosure. If this happens, neither the buyer nor the seller gain anything.
The buyer who wants the property for an investment or for a principle residence is in a much better position to have their offer accepted if it accompanies a good and fair earnest money deposit.
Remember that short sales can take a long time to close. The seller will want to know that you, the buyer are in this for as long as it takes to get approved. If you are not able to wait, you should not make offers on Florida short sales.
authored by Katerina Gasset
Florida Foreclosure Rescue Company Guilty of Fraud and Foreclosure Rescue Schemes- Homeowners Beware!
Foreclosure Solutions Specialists ran their operation from 2006 to 2009. This was all before the new law was passed that you could not take money upfront from homeowners to do loan modifications or foreclosure rescue services.
BEWARE! If a company claiming to be there to help you with your loan modification or help you avoid foreclosure is asking you for money up front and they are NOT an licensed attorney DO NOT GIVE THEM YOUR MONEY!!! This is against the law.
A jury in West Palm Beach Florida convicted Cathy Saffer of Pompano Beach and Barrington Coombs who is a certified public accountant of conspiracy and fraud charges of a foreclosure rescue rescue scheme.
They promised to help distressed homeowners but swindled them out of the equity in their homes. This is from the U.S Attorney’s office.
Another person pleaded guilty in March on the same charges.
The women targeted distressed homeowners who were facing foreclosure. They advertised that their company could make is so that the homeowners could stay in their homes. They also told the homeowners that they would sell the homes to investors. This was a lie.
The also promised the homeowners that they could buy back their homes from the investors. So these homeowners trusted these people to save their homes. They believed that these people had investor connections. They would then get to keep living in their homes, the company was supposed to keep them out of foreclosure and then one day buy back their home.
This is one of the biggest scams out there! DON’T FALL FOR THIS SCAM!!!! If it sounds too good to be true…
But what these people really did was sell the houses to straw buyers. They also lied on loan applications about the straw buyers’ income, net worth, employment histories to manipulate the lenders into approving these loans. They paid the public accountant to sign falsified statements that the information was correct. This is called Fraud.
The women then pocketed the equity and then of course, they allowed those new loans to go into foreclosure. Most of the homeowners were forced to move out of their homes.
BE CAREFUL OUT THERE!!!!!
If you are in foreclosure or are facing the danger of going into foreclosure contact Florida Licensed Realtors®, Nestor Gasset and Katerina Gasset for a confidential phone conversation about your situation at 561-753-0135. We will go over your legal foreclosure and short sale options. We are not attorneys and don’t play them on TV. We are Wellington Short Sale Agents who may be able to help you with a short sale in Florida.