Redfin's Free Distressed Properties Class - Lawrenceville

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Redfin's Free Distressed Properties Class - Lawrenceville

  1. 1. Distressed Properties & Short Sales – Start to Finish Presented by: Will Fassinger August 6, 2013 Lawrenceville, GA Follow: @RedfinAtlanta Like: http://www.facebook.com/RedfinAtlanta
  2. 2. Agenda ● Market and pricing statistics ● What is a distressed home? ● Foreclosures ● Short sales ● Auctions ● Financing ● Finding distressed homes ● Negotiation strategies ● Home inspections ● Attorneys, title and closing
  3. 3. Market Conditions
  4. 4. Distressed Properties
  5. 5. Lawrenceville Area Foreclosures Area Foreclosures Average Price % of Homes Lawrenceville 2,224 $147,500 0.18% Gwinnett 7,243 $175,000 0.15% Georgia 41,576 $165,000 0.12% National 1,305,925 $190,000 0.10%
  6. 6. Types of Distressed Homes ● Short Sales ► AKA: Pre-foreclosure ► Potential vs. Approved Short Sale ● Foreclosures (Post-County Foreclosure) ► AKA: Bank-owned, REO, lender owned ► Fannie, Freddie, Ginnie & HUD ● Auctions ● Estate Sales
  7. 7. Short Sales ● How does a short sale work? ● Parties involved (see chart) ● Qualifying the short sale ● Short sale approval process (see chart) ● Timelines (Contingencies and Closing) ● False contracts ● Approval notice
  8. 8. Short Sale Parties Short Sale Attorney Closer Escrow Assistant Sellers Listing Agent Buyers Redfin Agent Home Inspectors Appraiser Buyer’s Lender Underwriter Investor Guidelines Bank #1 Customer Care Center Short Sale Department BPO Appraiser Negotiator Litigation Mortgage Insurer Mortgage Investor #1 Mortgage Investor #2 Closing Department Bank #2 Customer Care Center Short Sale Department BPO Appraiser Negotiator Litigation Mortgage Insurer Mortgage Investor #1 Mortgage Investor #2 Closing Department
  9. 9. Short Sale Approval Process
  10. 10. Short Sale Tid Bits ● The rumor mill (old market) ● Types of loans and liens ► Get the Prelim! (and read the fine print) ● 90 day non-refundable earnest ● 15% Redfin Rebate on Short Sales ● Questions to ask before writing an offer
  11. 11. 15 Questions to Ask the Listing Agent 1.Is the property owned by and owner or investor? 2.Has there been a trustee’s sale notice issued? 3.How many short sales have you closed? 4.Do you have the seller’s completed short sale package in your possession? 5.Have you ordered the preliminary title report? 6.Are there any non-mortgage liens attached to the property? 7.How many loans are on the home? 8.Who are the lenders/banks? 9.Are any of the loans a line of credit? 10.Do you have any offers? 11.Have you had any previous offers? 12.Have you received an acceptance letter? 13.Has the broker’s price opinion (BPO) been conducted? (if yes, when) 14.Have you been assigned a negotiator? 15.What has motivated the sellers to do a short sale?
  12. 12. Why Buy a Short Sale? ● It’s the perfect home ● You can wait 90-120 days minimum ● If you don’t get it, you’ll be alright Or… ● You like emotional roller-coasters
  13. 13. Bank Owned Homes ● Contracts ● Addendums ● Timelines ● Home condition ● Listing agents ● Tenants
  14. 14. Why Buy a Bank Owned? ● Best price ● Not afraid of a remodel ● Comfortable with contracts ● Financially strong with liquid capital
  15. 15. Buying at Auction ● County Auctions (steps) ● Organized Auctions ● Who buys homes at auction? ● What types of homes are at auction? ● What are the prices like? ● What is involved with buying at auction? ● What is an absolute auction? ● Due Diligence prior to auction ● Tip - Write down your Max-bid
  16. 16. Financing Grant Eshback Open Home Mortgage
  17. 17. Financing ● Pre-qualification vs pre-approval ● Credit inquiries and FICO ● Lender you trust ► Redfin Partner Lenders
  18. 18. Financing Options ● Conventional loans ► 30 year, 15 year, 5/1 ARM, etc ● FHA ► FHA health and safety requirements ► Flipping guidelines ● Rehab loans (203k) ● Homepath loans
  19. 19. Financing Steps ● Preapproval ● Select property ► What is condition of property? ► Flipping guidelines ● When to lock in the rate ► Short sale ► Bank owned ● Mortgage process
  20. 20. Interest Rates ● Rates near all-time lows ● Loans are still available, just harder to get than before ● Long-term, rates must go up – but no one can say when
  21. 21. Where Are Rates Headed? Type of Loan July 25, 2013 August 1, 2013 30-Year Fixed 4.31% 4.39% 15-Year Fixed 3.39% 3.43% 5/1 ARM 3.16% 3.18% 1-Year ARM 2.65% 2.64%
  22. 22. Searching for Distressed Homes
  23. 23. Finding Distressed Homes ● Redfin ► Shadow Inventory ► Foreclosures (bank owned) ► Short Sales ● Government Sites ► Homepath.com and Homesteps.com ► Hudhomestore.com ● Look down the street
  24. 24. Searching on Redfin Search foreclo sures Find open houses Exclude short sales Only Show Bank Owned Download to Excel
  25. 25. Add Homes to Your Favorites List Order by price, listin g date, etc See your notes
  26. 26. Working with Redfin Working with Redfin
  27. 27. Working With Redfin is Different Service ► Advocates: client-satisfaction bonuses, not commissions ► Transparency: informed decisions ► Best Agents: The right home for the right price No obligation ► Unlimited tours, no commitment ► Pause and re-start your search any time Refund ► You get up to 50% the commission The Best Results ► Service: 97% would recommend us to a friend
  28. 28. Tour homes Find dream home Consult with agent, write offer Submit offer to listing agent Negotiations Success! Mutual Acceptance Earnest money [Within 3 days] Inspection contingency [5-14 days] Financing contingency [20-28 days] Title review [5 days] Appraisal Contingency [14-21 days] Pre-closing Walk Get keys and take possession! Closing! Overview of a Purchase Receive Redfin credit Complete Redfin survey Get pre-approved
  29. 29. The Offer & The Deal
  30. 30. Negotiation Considerations ● How long has the property been listed? ● Price reduction Strategy ● Low SS list prices ● Long response times ● Multiple Offers ● Round 2 Negotiations ● Bank retains control
  31. 31. Attorneys, Title and Closing ● Attorney represents buyer’s lender* ● Deeds – Warranty Deed vs. Special Warranty Deed ● Title Search ► Chain of title ► Last minute liens ► Title insurance  Lender’s Policy  Owner’s Policy ● Closing Paperwork ● Possession and keys
  32. 32. Home Inspections
  33. 33. Home Inspections ● What to look for yourself ● Missing components ► Big ticket items (AC, cabinets, appliances) ► Deliberate damage & safety (electrical) ● Severe neglect ● What an inspector won’t find and won’t test ► Hidden defects ► Untested system defects
  34. 34. Home Inspections ● Most common concerns ► Roof ► Structural ► Plumbing ► Electrical ► HVAC ► Deferred Maintenance ► Termites ► Mold ► Cosmetic
  35. 35. Next Steps
  36. 36. So What Now? ● Make sure it’s the right time for you ● Get pre-approved & look for a lender ● Ask to meet with an agent ● Search for homes & start touring ● Make an offer & close the deal THANK YOU FOR YOUR TIME!!!
  37. 37. Thanks for Coming! Questions? Get in touch: Will Fassinger will.fassinger@redfin.com Check out our upcoming classes: http://www.redfin.com/events
  38. 38. Thank You!
  39. 39. HUD Settlement Statement
  40. 40. Favorite Real Estate Links ● Property Information ► PropertyShark: Zoning data, title history, permits, neighborhood data; navigation is clunky ● Neighborhood Information ► WalkScore: Proximity to points of interest ► Trulia Heat Maps: Median prices across a county
  41. 41. Favorite Real Estate Links: Listings ► Redfin: MLS + FSBO + REO, updated every 15 minutes, with DOM, price history, Zestimate ► craigslist: Major FSBO source that Redfin can't crawl ► HotPads: Foreclosure heat maps ► Brokerage site of listing agents: more photos of the listing ► RealtyTrac: Foreclosure market detail, subscription required for full reports
  42. 42. Favorite Real Estate Links: Pricing Data ► Case-Schiller Indices: Pricing trends by metropolitan area ► HouseMath: Compares a housing investment to a stock market investment ► Altos Research: Median price trends and days on market by city, but some complain data is unreliable ► MSN Home Affordability Calculator: Based on your income & credit score ► SmartMoney's Home Buying Worksheet: Similar to the MSN calculator, but requires more info
  43. 43. Favorite Real Estate Links: Mortgage ► Bankrate: Many ads, but is great for comparing local lenders ► Zillow's Mortgage Marketplace Help Center: Articles mortgage rates, types of mortgages, credit reports, and a series of mortgage calculators ► The Mortgage Professor: Bare bones information on mortgages, definitions of common terms, myriad of mortgage calculators ► HUD FHA page: Most reliable explanation of FHA loans, good site for first-time buyers
  44. 44. Favorite Links ● Loans for First-Time Home-Buyers ► Federal Housing Administration (FHA) ► Fannie Mae and Freddy Mac ► CalHFA: California State agency that helps certain buyers ● Government Sites ► Federal Trade Commission: Articles & alerts for home-buyers. ► Dept. of Justice: Role of competition in real estate
  45. 45. Favorite Links Cont. ● Remodeling & Renovations ► DoItYourself.com: A few ads, but a useful clearinghouse of information on remodeling ► National Association of Home Builders (NAHB): Articles on remodeling your home, most are good ● What to Look for in an Inspection ► American Society of Home Inspectors (ASHI): Good consumer FAQ & virtual home inspection

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