East Bay Real Estate

Back to Southern California to enroll our last child into college!

We are gladly taking donations from all of our friends, family and the internet world.  As of yesterday we have all THREE of our kids in college - Matt at Loyola-Marymount University in West Los Angeles, and JJ and Bryana in Santa Barbara, California!  It has been a hectic time of transporting ALL of them and us to the various campuses to get them settled into their college dorms and apartments.  In addition, it will be the first time in 22 years that Ann Marie and I will be “empty nesters”! 

Bryana, as a freshman, is very excited, nervous, and filled with anticipation of how the next chapter in her life will be unfolding.  Her three girlfriends since the second grade have said their goodbyes, since they are all going to different universities.  Ann Marie found a blanket manufacturer that could weave in a photo into the blanket.  We found the girls’ favorite photo of them and surprised them with a blanket for each of them so they could be reminded of their dear friendship.  Bryana is currently focused on a career in journalism.  As you can see, she may want to start in television since she is so beautiful and so darn smart.

JJ continues his passion for surfing and golfing while attending college in Santa Barbara.  As a Junior he has kept a 3.0 GPA, and he has lowered his golf handicap significantly between his class work.  If I could pick a career for JJ it would be doing something with kids.  He is an amazing coach with sports, and he has a natural knack of having kids bond with him and listen to his advice and direction.  At the moment his major is social science.  He would be a great elementary school teacher, too.  However, no matter what he does he will need to live by the beach.  We are so glad that he and Bryana will be in the same college town, just so they know there is a family member close by.  It is comforting to us, too.

Matt is completing his last few courses at LMU.  He already graduated last June with double degrees in Economics and Music - what a combination of interests.  He is passionate about both, and during his last four years he has more than tripled his stock portfolio because of studying the stock markets daily.  He has made some BIG hits with Apple stock purchases over the last few years.  His next step will be in some type of international experience.  We will be taking him to London in January to interview with the London School of Economics.  And, next we will open some doors in Geneva, Switzerland with the Nestle Group.  He would really enjoy a year’s internship with Nestle. ( Any contacts would be greatly appreciated.)

Ann Marie and I are already planning an adventure when Bryana graduates in four years.  As she exits college at that time, we will get an immediate raise in our income.  With that in mind, we are planning to sail in the Caribbean for six months starting in the BVI and heading south with no other plans than beautiful sunsets, SCUBA diving, fair winds, and having friends meet us along the way at various islands.  I will let you know how these plans unfold.  Wish us well as we launch our last child into a new world.  ( Bryana already called today to see if we could assist her in figuring out the public transportation system to her college from her dorm. Life’s little leasons have already begun for her! )  Until next time…fair winds to all of you!

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The value of borrowers homes may not be enough to pay off their loans.  Short Sales are now impacting appraisals of properties and the ability of borrowers to secure their next mortgage.

Not since the early 1990s have I seen so many Short Sales being processed.  The challenge today is that most Realtors servicing a Short Sale were not in business in the early 1990s.  In fact, most of the people working for the lender’s side of the Short Sale negotiations have never participated in this type of transaction.  This may be one of the reasons why less than 30% of the Short Sales actually close escrow.  We now have the solution  for borrowers considering this method of negotiating with their lenders.  Our real estate Team is looked upon as one of the most successful in actually completing the Short Sale process because of having a dedicated department to serve these difficult situations.  Ellen Muzzio has just joined our Team as our Short Sale Specialist.  She is the most experienced professional we have found regarding the successful management of a Short Sale.

A ‘short sale’ is when a lender accepts a discount on a mortgage to avoid a possible foreclosure or bankruptcy. For example: A homeowner, who is facing foreclosure, has an existing first mortgage of $700,000.   The value of the home in today’s real estate market is only $600,000.  The borrower hires a Realtor to sell it for current market value.  A Buyer presents an offer for $600,000.  The purchase offer is submitted to the lender for consideration.  This is a ‘Short Sale’.

Deciding to participate in the Short Sale process is a BIG decision for a Buyer.  It is usually triggered when someone is at the point of not being able to afford their home due to; high interest rates, dips in property values, divorce, loss of employment, decrease of income, etc., then they are forced to make a life altering decision.  I will be the first to tell that a short sale is bad, but a foreclosure is worse.  However, the Buyer may have the ability to save their credit from reflecting a ‘foreclosure’ as to simply having a ‘settled debt’.

Why would a lender today be willing to take such a loss?  Here are just a few of the reason:  First, banks do not like excess inventory and delinquent loans on their books. An opportunity to sell the property is very attractive in today’s real estate market.  Secondly, lenders know they could lose a substantial amount more if the property goes to foreclosure - a trust deed sale. There are many fees involved: i.e., property taxes, liens, repairs, etc. The lender may be better off taking the loss beforehand and be finished with the headache and liability if in fact it goes to a ‘trust deed sale’.

The short sale negotiation with the lender is a difficult, frustrating and very time consuming.  A purchase contract from a Buyer is required to begin discussions with the lender.  This is the first step of many that will need to be successful taken in order of a lender approval to be secured.  A short sale approval is further complicated when there is a 1^st and 2^nd mortgage on the property.  Here is a list of the items a lender will require before they will even begin the negotiations. 

• A letter of hardship from the borrower.
• A copy of the purchase contract from a prospective Buyer of the property.
• Two years tax returns.  (If you have not filed, include that information in hardship letter)
• Two most recent paycheck stubs for each person on loan.
• Two most recent bank statements from the borrower(s).
• A copy of your mortgage statement(s).
• A signed borrowers authorization for our Short Sale Specialist - Ellen Muzzio, to communicate directly with the lender(s).

The outcome of a Short Sale will be up to the skill of the professionals managing the case on behalf of the borrower(s).  Again, it is not for the faint of heart, but it may be the best solution for a borrower in a very bad situation.  There are very important tax considerations for a borrower to also consider.  Before they even begin the process they will need to seek counsel from their tax and legal advisors.  Let me know  if you would like to learn more about how this may benefit your current real estate situation.  Until next time…

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Jim Walberg’s viewpoints regarding key factors impacting today’s real estate market results!

There are non-stop changes happening in residential real estate - locally and nationally.  Also, there are a multitude of factors that are involved in the current condition of residential real estate.  If one does not understand these factors then they will be stuck in the mental state of a “victim of the market”, or they will decide to be “paralyzed from taking action”.  Neither of these conditions will have a positive outcome.  Here are some of the pieces of the puzzle that need to be examined.  The observations are being done by a non-economist - me.

Mortgage Industry:  In the past 18 months over 250 mortgage lenders have closed their doors.  The result for the consumer is that there are VERY FEW choices left for securing a home mortgage.  In fact, the two emerging key players are Freddie Mac and Fanny Mae.  The remaining few banks and mortgage lenders have been badly damaged financially from the poor decisions they made in making the wrong bet on lending products and the belief that future appreciation would support some of the “creative” interest only and/or negative amortization loans. 

The result of the condition of today’s mortgage markets is an atmosphere of fear and over reactions as to who can be granted a home loan.  It is as if they want your first born child pledged as collateral before a home loan will be granted.  You had better have a GREAT credit rating and real money for a down payment if you want to purchase a home.

The good news within the remaining lenders is interest rates are still relatively low, even though they are contrary to what is happening with inflation rates - the highest in 20+ years!  What this means to me is that interest rates will adjust higher before the year is over, maybe right after the election.  The Feds may want to defer any more bad news regarding interest rates until a new president is elected.  They will let him deal with the realities of rising inflation rates.

Consumer Fear:  Remember my definition of FEAR?  False Evidence Appearing Real.  It has been a long time since home prices and interest rates have been so favorable.  If this novice economist is correct, a real Buyer needs to lock their loan today and purchase a home.  If a Seller does not need to sell their house they need to wait until a clearer picture of the future economy unfolds.  If a Seller needs to sell their home today then do it NOW!

World Issues:  What is happening in our local and National economy is not happening in a vacuum.  We are in a World neighborhood where what happens in oil markets of the Middle East impacts the Bay Area.  What is happening in Georgia, with the Russians in charge of their country because they want control of the oil pipeline running through Georgia, is impacting the economy of the rest of the world.  What is unfolding in China and India as major consumer of oil within the next few years will determine the price of our oil no matter how much the U.S. can come up with conservations numbers.     

So, are you getting a BIGGER picture that is causing your brain to take a moment to consider the issues that are impacting real estate and all other factors of our economic lives?  I hope so.  I welcome any of your thoughts about the experience you are currently having, and maybe even expressing what some of your fears are for the future.  Until then…I promise to not stop keeping an eye on real estate and sharing my thoughts.

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2008 “Stand Down” serves 600 homeless veterans at the Alameda County Fairgrounds August 7th - 10th!

Another example as to how your real estate community and its service-providers continue to give back to the needs of the Bay Area was demonstrated again last Friday morning at 5:30AM at the Alameda County Fairgrounds.  Members of the Realtors Marketing Association served breakfast to a “village” of war veterans.  Every two years the Diablo Valley Vietnam Veterans Association arranges for an entire “tent city” to be set up in the East Bay so homeless veterans can be served.  “Stand Down” is a term used during war to describe the practice of removing combat troops from the field and take care of their basic needs in a safe place.  That is exactly what has been created for 600 homeless veterans this week.  The RMA contracts Ruggie’s Restaurant in San Ramon to supply ALL the food they serve.

Realtor Mike Weber - a member of the Diablo Valley Vietnam Veteran’s, is the person who continues to invite the real estate community to be a participate in supporting this important project.  They always say YES!  Some of the services available for these lost, but not forgotten veterans are;

• Medical facilities to serve their health needs - including dental, plus a follow-up care program;
• A “field court” with County judges to fast-track clearing up legal issues that may be preventing these veterans from securing employment;
• Job placement services that also assists them in having DMV re-issued drivers licenses;
• Assisting with identifying residential opportunities; 
• A complete barber shop, new clothing, shoes and other basic clothing needs.

The Diablo Valley Vietnam Veterans were inspired to create the first East Bay Stand Down in 1999 in order to provide a respite from the “streets”.  In the midst of all the services provided the commitment of is to treat each of these veterans with respect and dignity.  Most of us are unaware, and maybe don’t want to know, that there are over 250,000 homeless veterans on the streets of our cities on any given night.  Just in our Bay Area there are over 7,000 homeless veterans!  An even sadder statistic is that a BIG number of these veterans have little or no contact with Veteran Administration for either medial or financial aid.  Stand Down directly addresses the issue that cannot be ignored any longer - aiding and assisting veterans in need to improve their lives, no matter how difficult it may be to do so.

The first Stand Down was held in San Diego in 1988.  It has now been integrated into over 200 cities around the country with over 100,000 veterans and their families being served.  A key objective is to break the cycle of the homeless epidemic within the veteran community.  These are the men and women who have served our country, and we need to make sure they are not forgotten.  A quote that is appropriate for their mission is, “A community is often judged by how well it takes care of its own.”  Serving the needs of those who have served to protect and create Freedom in the world is a worth activity for all of us to consider.  Please contact Stand Down or Jim Walberg if you want to personally get involved, or to make financial contributions.  Also, contact me any time to find out about other service opportunities for Bay Area community projects.  Until next time…your East Bay real estate detective remains on duty.

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Each month C.A.R. provides Realtors valuable stats and trends in order to assist with providing information to our clients.  Here is a summary of their June 2008 report.

LOS ANGELES (July 25) - “Statewide home sales remained above the 400,000 level for the second month in a row, and up nearly 18 percent from a year ago,” said C.A.R. President William E. Brown.  “Following a 30-month string of year-to-year percentage decreases that began in October 2005, sales last month also posted their third consecutive year-to-year gain.

“Sales were driven in part by large shares of deeply discounted distressed sales in many parts of the state,” he said. “With lower prices and favorable interest rates, affordability also has improved significantly in recent months, paving the way for many buyers to purchase their first home.”

Closed escrow sales of existing, single-family detached homes in California totaled 420,550 in June at a seasonally adjusted annualized rate, according to information collected by C.A.R. from more than 90 local REALTOR® associations statewide. Statewide home resale activity increased 17.5 percent from the revised 357,890 sales pace recorded in June 2007.

• C.A.R.’s Unsold Inventory Index for existing, single-family detached homes in June 2008 was 7.7 months, compared with 10.2 months (revised) for the same period a year ago.
• Thirty-year fixed-mortgage interest rates averaged 6.32 percent during June 2008, compared with 6.66 percent in June 2007.
• The median number of days it took to sell a single-family home was 49.1 days in June 2008, compared with 51.5 days (revised) for the same period a year ago.
• In a separate report covering more localized statistics generated by C.A.R. and DataQuick Information Systems, 2.9 percent, or 11 out of 385 cities and communities, showed an increase in their respective median home prices from a year ago.
• In the Bay Area the highest median home prices during June 2008 were: Los Altos, $1,595,000;  Burlingame, $1,575,000;  Mill Valley, $1,150,000;  Los Gatos, $1,143,000; Cupertino, $1,072,500;  San Carlos, $1,022,500; Danville, $965,000; 

June 2008 Regional Sales and Price Activity
Regional and Condo Sales Data Not Seasonally Adjusted

Median Prices By Region - Current Month vs. Year Ago

If you are truly a Buyer then lock your loans and buy.  If you need to sell your home do it now!  If you don’t need to sell your home, then get in to a wait and see mode until after the first of the year. Contact me today if you would like to see what is happening with prices in your neighborhood.  We are always standing ready to serve your real estate needs.

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The media headlines still are selling newspapers, but they don’t tell the “real story”!

What in the world are consumers supposed to do with the information they are getting in the media everyday?  Here is another July update.  We are still not dealing with a National real estate economy, it is ALL local.  And, it is even smaller that just local…it is made up of Micro-Markets. Here are a few of the news items I heard just last week - both locally and nationally.

• Inflation CPI - 1.6% for June…highest month in 26 years!
• Oil Prices: $4.50 per gallon.  Consumer decisions are dramatically changing daily.
• The U.S. is the world’s shopping center because of currency values.
• Iraq, Iran, Afghanistan, and Pakistan - “global hot spots”!  What are the solutions?
• Feds take over IndyMac! 90 more banks on “watch” list.  266 have closed since 2006!
• Feds prevent Fannie Mae and Freddie Mac from collapsing with billions of dollars of subsidies.  Who is really paying the bill? ( Just in case you don’t know the answer, it is you and me.)
• Blackhawk has 20-months of inventory as of July 1st.
• Brentwood has only 3-months of inventory as of July 1st.
• Dublin’s month’s of inventory is half of Danville’s.
• Antioch had 254 sales in June and Pleasanton had 61, even with similar populations.
• Predictions are Antioch, Brentwood and Oakley will have many more months of foreclosed and bank owned properties coming during the next year or more.
• Lafayette and Orinda home sales continue to thrive.
• 7,000 interest-only home loans will be turning over in Danville soon.  Many of these loans were granted with no income verification that is now not possible with lenders.
• Huge real estate opportunities are now available for first time home buyers, move-up and move-down buyers, and investor clients.
• From Pleasanton to Orinda…it is still a solid market in spite of all the economic chaos around us!

This is the “technical stuff” that consumers are hearing and they are scared about the future.  A Realtor’s job is to provide an action plan that moves real Buyers and real Sellers out of being paralyzed because of fear, and provide them the “rest of the story” of these headlines.  Here are some ideas to consider as you review these headlines;

• No matter what you read, it is a Buyers market today.  Even with multiple offers on bank owned properties…it is a Buyers market.  Yes, there are some dramatic price reductions in micro-markets such as Antioch, Brentwood, and Oakley.  However, prices are holding their own,  from Pleasanton to Orinda - and in this specific corridor there are still micro markets to watch, such as Blackhawk and Windemere.
• Sellers should only list their home for sale if they actually need to sell it within the next year.
• If a home is listed for sale it needs to be priced aggressively with current market conditions as the guide, and it needs to be in “turn key” condition.
• If you are a Buyer that needs to purchase a home within the next six months, lock your home loan TODAY!  It is predicted that mortgage rates will be going UP.  It is time to buy right now!  Good luck if you wait any longer.
• Buyers need to do their homework on VALUE.  All homes listed today in the East Bay are not overpriced.  There are actually Buyers and their Realtors who have done their homework.
• Enter into all of your negotiations with win/win as your ultimate outcome.

Real Estate is still one of the best long term deals in the Bay Area!  So, if you are Buyer, buy now!  If you are a real Seller, then design a price and the condition of your home to sell in weeks instead of months.  And…hire the most experienced Realtor you can find.  This is not the market for the faint of heart or the inexperienced!

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The East Bay rocked last night at Blackhawk Country Club’s Amphitheater with a Kenny Loggins Concert!

Who would have ever guessed that Blackhawk Country Club would be the location of an unforgettable world class concert with Kenny Loggins?  If you clear out tennis court #1, and set up tables on the court and all around the tennis court amphitheater you have the most wonderful and intimate setting for a concert.  Last night this location at the Blackhawk Country Club was another magical moment happening in the East Bay.  To a sellout crowd who paid some BIG dough for a ticket which included dinner, Kenny WOW’d them!  He and his band had the audience dancing in the isles singing along with 30 years of his many hit songs , and even a few new ones from his latest album - “How About Now?”.

Berkeley Honda and it’s owner, Steve Haworth, were one of the few corporate sponsors that allowed this evening to happen.  Steve and his company are key supporters of the Wheelchair Foundation.  Not only does Berkeley Honda sell one of the best cars on the road - Honda, they are committed to giving back to their community.  As you have read in my past articles, I want to hangout with people that have the values of “service above self”.  This company is one of them.  And, their leader, Steve Haworth, is leaving a legacy behind of being the auctioneer at many of the Bay Area’s key fundraising events…from the Lazerex Foundation annual dinner, to the Juvenile Diabetes Research Foundation auction held last year in Danville.  He is also the most sought after auctioneers at most of the school and sports fundraisers in the East Bay.  He personally has raised millions of dollars with his skills as an auctioneer in getting people to open up their check books and give BIG to causes that are critical to the service to our community, schools, and those less fortunate.  Within nine minutes last night Steve was able to have people contribute $40,000 to the Wheelchair Foundation as they purchased items such as a week’s trip for two to Paris, a two day Cal / Oregon football game event ending at the Claremont Hotel for four people, and even an two day wine country event for four people that went for almost $4,000!  He is a marvel to watch as he passionately involves the audience in contributing to this worthy cause.

In the audience was the president of the Wheelchair Foundation - David Behring.  David’s father, Ken Behring - who built Blackhawk Country Club, was so moved by those he has met over the years during his world travels that could not walk, that he decided to make a difference in their lives by providing them a wheelchair.  This simple idea has exploded into the world’s most effective organization that provides mobility to those less fortunate.  The Wheelchair Foundation is a nonprofit organization, headquartered in Blackhawk, leading an international effort to create awareness of the needs and abilities of people with physical disabilities, to promote the joy of giving, create global friendship, and to deliver a wheelchair to EVERY child, teen and adult in the world who needs one, but cannot afford one. This simple idea that Ken had five or six years ago has now delivered over 750,000 wheelchairs worldwide as it continues to keep its promise.  Several years ago they partnered with Rotary International - an international service organization that has created matching grants for the purchase and distribution of wheelchairs.  A person can now donate just $80 for a wheelchair, and these two foundations will pay the rest of the cost!  So, you can make a difference today by going to their website and contributing $80 knowing that the small amount of money you just gave provided mobility for someone who has never walked.  How cool is that?

So, what does Kenny Loggins, Berkeley Honda, and the Wheelchair Foundation have in common - hearts of service.  Don’t forget…to whom much is given, much is required.  There are opportunities around us everyday where we can make a difference.  It is just a matter of paying attention and then acting.  Last night was one of those unforgettable moments.  Until next time…

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It looks like September 1st will be the date that KW will be moving to The Rose Garden in Danville.

 I mentioned last month that the rumor was true…Keller Williams Realty - Danville was moving in the next few months in order to expand their office because of the growth of the Realtors choosing to be a part of the dynamic business model Keller Williams has created.  Well, I just saw a temporary sign at the Rose Garden to confirm that it is TRUE.  I walked up the stairs through the construction workers and had Ann Marie take a photo of me in front of the sign just to prove it.  I also spoke with Kristin White late today, the Team Leader of the Danville office and they are planning on moving into the Rose Garden Center in early September.

She let me know that they have close to 190 Realtors already in their Danville office on La Gonda Way,  and they expect to find a few more GREAT Realtors in the next five months that will bring their agent count to over 225!  This is the company that received the East Bay Business Times “Real Estate Company Of The Year” award last year because of their contribution to the real estate industry and to the East Bay community. With many real estate companies down-sizing and even exiting the local markets, Keller Williams is expanding.  Their business model is to “lead with revenue”.  They do not bet on the future, they only spend money that they have.  And, a part of their business model is the Agent Leadership Council, which is made up of 12 Realtors from each office that are in the top 20% of sales that are invited to be the Market Center’s “board of directors”.  They are the ones that represent the Realtors in the office with any policy or financial decisions, again, knowing that any business must lead with revenue.  Because of this financial model, the Danville Keller Williams office has been able to keep ALL of their costs down in a manner that is now allowing them to take advantage of the current real estate markets and fill the void that continues to be created by down-sizing, consolidations, and companies that are closing their doors.

The East Bay Business Times ranks the real estate companies each year for production and agent count.  Keller Williams Realty has moved from 14th spot three years ago to the 6th spot two years ago, and now to the #3 spot this past year among all East Bay real estate companies.  They have their eyes focused on being the #1 market share leader within the next few years in the East Bay.  Keep your eyes out for their RED signs.  They seem to be popping up all over!  When you stop in at the Rose Garden make sure you say hello to the gang at Keller Williams.  You may want to also check out the GREAT restaurants that have aready opened there.  And,  there are so many more fun businesses coming…from a day spa, to a skateboard company.  And, you can always stop by Navlet’s to pick up some plants for your home.  I guess the words that come to mind with this move for Keller Williams is… “Welcome Home!”  Your East Bay life style detective remains on duty!

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Jim Walberg’s perspective on the status of the East Bay real estate markets - what do the statistics really mean today?

In my lifetime, there has never been a real estate market like the one we are experiencing in the East Bay today!  The dynamics of this market are incredibly complicated with global factors impacting all aspects of our community. Some of the most critical of these factors are:

The mortgage melt down!  There have been almost 300 national lending institutions close their doors in the past year because of creating irresponsible mortgages - almost giving money away to anyone who could fog a mirror.  Greed and avarice were key factors for the mortgage industry for the past several years.  It is now payback time for the irresponsible lenders.

The world price of oil!  Who would have ever dreamed that oil prices could be manipulated by speculators and world events, such as Iran shooting off missiles this week. Because of this one event oil prices skyrocketed.  It cost Iran $5 a barrel to get their oil into storage tanks.  It is in their self interest to create instability in the world so a barrel of oil costs $150, instead of $30 on the open markets.  They are making BILLIONS of dollars a day.  Who would have ever dreamed that what is going on with oil would so dramatically impact the economic health of our national economy, and our local housing markets?

The world currency markets!  Who could have imagined that the world currencies are so much more valuable than the U.S. dollar today?  Euros - 60% higher; British pound - 100% higher: Swiss Franc - 40% higher; Canadian dollar - 4% higher.  The U.S. is the shopping center for the world because EVERYTHING is on sale for them that has a price connection to the U.S. dollar.

Lack of consumer confidence!  Consumers today are in a state of PANIC and FEAR as to what is happening with soaring expenses.  It cost the SUV owners almost $100 for a tank of gas.  The cost of fuel is causing cost of goods to rise in all sectors.  The major airlines and U.S. car manufacturers are losing billions each quarter because of their business models not taking into account the issue of oil prices on their profits.

So, how do all these factors impact the East Bay real estate markets?  What are both Sellers and Buyers facing today as they make real estate decisions?  What are the trends that should be paid attention to in our East Bay micro-markets?  Here are some of my thoughts. Sellers need to have their homes in turn key condition and priced for value or they will sit on the market for months.  Home pricing and appraisals ARE being impacted by short sales and banked owned properties.  Months of inventory used to be the statistic that told us if it is a Buyers market or a Sellers market.  Today “months of inventory” is so mingled with short sales and bank owned properties that it is now not a correct indicator as to what type of market we are in.  So, forget months of inventory,  we are in a BUYERS market today!

The current market statistics are so confusing right now because of all of the above factors.  How about three months of housing inventory in Brentwood and over 20 months of inventory in Blackhawk Country Club!  Dublin’s months of inventory is half of Danville’s.  Antioch had 254 sales in June and Pleasanton had 61.  Are you getting a better picture of the chaos in how to intepret what in the world is going on in our micro-markets.  June Pending sales in the East Bay are up 4%,  and months of inventory in the East Bay dropped 7% in June.

Here are some of my conclusions.  In some communities the majority of their sales are bank owned or short sales.  This is creating huge opportunities for first time home buyers,  move-up and move-down buyers, and investors.  Because of the current economic climate a very confusing time has been created for Buyers and Sellers.  Hire the best Realtor you can find to guide you through the current East Bay real estate “mine field”.  Until next time…

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Realtors are sometimes referring to “short sales” as fake listings!

So, we have two “short sale” listings in our inventory.  The only reason why we agreed to take on these two projects is because the owners are friends of ours. And, because I had managed “short sales” as a Realtor when the worst recession in California history started in late 1989 and lasted for about four years.  Boy, has the “short sale” world changed since 1989!

The economic condition of the mortgage meltdown this time is not just in the East Bay and California, it is a national experience.  A “short sale” refers to a seller who does not have enough money to pay off their mortgage given the price of the home in today’s real estate market, and they don’t have the money to even make the monthly mortgage payments.  There are several keys for Buyers to consider if they are going to submit a purchase offer on a property listed as a “short sale”.

1. 1.  A “short sale” is only possible if the mortgage holders are willing to sell it for less than is owned to them.  The banks are the ultimate decision maker, not the current owner.
2. 2.  It is critical for a Buyer to know as much as possible about the ability of the Seller to actually have the mortgage holder agree to the “short sale”.  The current statistics show that only about one out of 20 “short sale” purchase offers ever make it to closing because the banks will not approve a “short sale” if the borrower still has money stashed in other places, such as savings.
3. It is also important for the Buyer to check out the experience the Realtor has who is representing the “short sale”.  Do the Realtors involved know what they are doing?
4. Has the process with the mortgage holder progressed to having an appraisal done on the home?  If the process hasn’t progressed to this stage it could be months for this step to be completed, if it ever is.
5. 4. The Buyer needs to understand the poor odds of closing escrow, and the amount of time it will take to work through the process - typically months.  5.  If the Buyer is able to make it through the “mine field” of the mortgage holder’s decision process they may get the deal of their life.  But remember the statistics that only 5% of them ever close.
6. A Buyer also will need to typically sign bank agreements letting the Buyer know the bank is selling the home in an “as is” condition, and the bank will not be doing any repairs that may be discovered in a home inspection.

The Buyers also need to be aware of the difference between a “short sale” and an “upside down” Seller.  The difference is BIG!  If an “upside down” Seller must sell their home, the mortgage holder will expect the Seller to take every last cent they have in their savings, 401(k), and even see if they can borrow money from their friends and family to make up the difference of the loss that the mortgage holder will be taking.  The bank won’t approve it if the Seller has cash available anywhere! ( One of the lenders on the “short sale” that we represent even asked ME to consider contributing money to them AFTER the close of escrow in order to minimize their losses!  This was a first for me - a demonstration of what type of desperate measures lenders are taking to see if it makes sense for them to take a BIG loss.)

 An added hurdle is when a property has a second deed of trust holder as part of the mortgage package.  The second deed of trust holder can nix the deal because of not agreeing to have their portion of the mortgage wiped out. ( Usually, the second deed of trust is the one that takes the biggest hit on a “short sale”.)  Also, a bank may want to take the risk of just foreclosing on the property and see if they can get some of their losses back from private mortgage insurance. 

 As you can see, it is very risky for a Buyer to enter into a “short sale” mess and come out the other end of a completed home purchase.  If you are one of these Buyers who are even considering the purchase of a “short sale”, make sure you select the most experienced Realtor you can, and then cross your fingers and pray a lot.  Until next time…your East Bay real estate detective is on duty.

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