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How Long Will It Take To Sell My House?

by Leslie Edwards

To figure out how long it should take to sell a home, I use a formula that will calculate the absorption rate of each neighborhood. Knowing the correct absorption rate for the neighborhood will help the seller determine a realistic asking price for their home. 

The absorption rate formula is based on past sales, days on market, and the amount of houses currently for sale in the neighborhood/area. This information tells us how many months supply of inventory is presently on the market, and therefore provides us with information that indicates just how many months it may take to sell a particular home.  

A 6 month supply of inventory is telling us that it may take a full six months or more to sell the house. In addition, a 6 month supply is considered a balanced market, but anything over 6 months indicates there are too many houses and too few buyers, indicating it may take up to a year or more to sell the house.  

A seller whose house falls into the category of 6 months or more should be willing to position their house, in terms of price, condition, and incentives, in a way that will give them a distinct advantage over their competition.

 Sellers have different needs, motivations and desires which typically determines how aggressive they should be on their asking price.     In today's challenging real estate market, because sellers are in a price war and a beauty contest at the same time, it takes aggressive pricing and staging to show the home at it's best.                                                                                                                                                               If you would like to discuss the absorption rates for homes like yours, call or email me.  I want to be your real estate resource. 

 

leslie edwards                                                                                 Environmentally Aware, Socially Conscious, Politically Active, Real Estate Agent                                                                                         770.460.9448                                                                                        CDPE Certified Distressed Property Expert                                                CRS   Certified Residential Specialist                                                       Epro  Certified Internet Professional                                                           ABR   Accredited Buyer Representative                                                    GRI    Graduate of the Realtor Institute Dave Ramsey Endorsed Local Provider

Selling South Metro Atlanta including:Clayton, Fayette, Henry, Coweta, Merewether, South Fulton & Spalding Counties

All the towns and cities south of the Atlanta International Airport, including: Brooks, College Park, Fairburn, Fayetteville, Jonesboro, Locust Grove, McDonough, Newnan, Sharpsburg, Stockbridge, Palmetto, Peachtree City, Tyrone and more                                                                                           Moving Families Since 1978                                                                       Let My Experience Work For You                                                               fax:  770.460.0739 See all of the properties for sale in the Multiple Listing Service at www.SouthMetroAtlantaMLS.com                                                                                          .com                                              leslieedwards@leslie RE/MAX Around Atlanta.com/blogleslieedwardswww.

 Almost everyone knows someone who is behind on their mortgage payments and wants to avoid foreclosure to save their credit, relieve the uncertainty, and most of all, help their family.

Have them call me for Short Sale and Pre-Foreclosure Solutions and let's get started on the path to recovery.

http://www.leslieedwards.com/Blog/What-is-a-Short-Sale-and-Why-You-Might-Want-One

  

 

 

 

 

 

 

The Impact of a Foreclosure or Short Sale on One's Credit

by Leslie Edwards

The Impact of a Foreclosure or Short Sale on One's Credit

With today's real estate market driven by foreclosures and short sales, a common question today is how will a foreclosure, short sale, or loan modification affect one's credit score?  Below is some helpful information regarding each one of these areas.  To fully understand these comments, it is important to understand that currently there are no codes or mathematical algorithms that distinguish between a foreclosure, deed-in-lieu of foreclosure, or short sale.  Thus, current credit scoring models treat all three of these occurrences the same.  In addition, it is important to understand that every credit report is based on different variables and, thus, how much one's score will be impacted is impossible to gauge (i.e. someone with a fabulous long-term past credit history will be less affected than someone with a brief negative credit history).
       
Foreclosure

  • Remains on a credit report for 7 years.
  • Current Conforming guidelines require a waiting period of at least 5 years since the completion date of the foreclosure as well as a 10% down payment and at least a 680 credit score.  In addition, no 2nd home or investment property purchases are allowed nor cash-out refinances until the foreclosure has dropped off of the credit report.  
  • FHA guidelines require a waiting period of 4 years since the completion date of the foreclosure or 3 years if there have been extenuating circumstances.

       
Deed-in-lieu of Foreclosure

  • Although this is a "voluntary" foreclosure, it is reported the exact same way as a foreclosure on a credit report.
  • The Conforming guidelines are the same as for a foreclosure but require only a 4 year waiting period rather than 5.

       
Short Sale

  • Can be reported as either a charge-off, a settlement, or a type of foreclosure on the credit report (different creditors do it different ways).  
  • Thus, how much a score will be affected depends on who is doing the reporting and how they are choosing to report.  
  • Despite some reports to the contrary, there is no set answer to how much a credit score will be affected on a short sale.  It is a type of foreclosure, so it is best for one to expect the same foreclosure guidelines as above to be in effect for a short sale unless the foreclosing bank clarifies otherwise.  


Loan Modification

  • Under this arrangement, a lender simply lowers the borrower's rate and payment.  This solution does not reduce the principal balance nor is the lender forgiving any of the debt.  A loan modification is simply a method to avoid foreclosure and it is not considered as serious as the other methods above.
  • On the credit report, a loan modification is reported as a "Partial Payment Plan."
  • Credit scores will decrease with a loan modification but how much will depend on the other factors showing on the credit report.

                 
The bottom line is that clearly one's credit score will be adversely affected by any of the above occurrences, however, the exact amount of impact remains quite a mystery.

Save your credit, relieve the uncertainty, and most of all, help your family.

Call me for Short Sale and Pre-Foreclosure Solutions and let's get started on the path to recovery.

http://www.leslieedwards.com/Blog/What-is-a-Short-Sale-and-Why-You-Might-Want-One

leslie edwards                                                                           Environmentally Aware, Socially Conscious, Politically Active Real Estate Agent                                                                                        770.460.9448 

www.SouthMetroAtlantaMLS.com                               www.leslieedwards.com/blog                                           leslie@leslieedwards.com

RE/MAX Around Atlanta

 

List Your Home For Sale In Winter

by Leslie Edwards

Sellers will often take their homes off the market if they have not sold by Fall or they will wait to list until Spring because a common belief is that homes do not sell in the Winter months.

Although there are fewer buyers looking during the 2nd Season (Fall to Spring) than during what is considered the hot Selling Season, a lot of the people looking when the weather is nice and school is out, never buy anything. 

I have found that if people are looking at  homes during the 2nd Season (Winter) are serious buyers who intend to buy. Fewer showings but the buyers are ready, willing and able to buy. Since showings tend to follow the light of day, the showing hours are compressed and evening appointments are very rare. Fewer, more convenient and better quality showings are less intrusive for the family.

Since most Retail Sellers (not distressed, short sale or foreclosure) believe nothing sells in Winter, there is less competition for the buyers who are looking.

According the National Association of Realtors 1 in 4 home sales across the US involved a distressed property.  In some areas of South Metro Atlanta the number is much higher making short sales and foreclosures the biggest competition for Retail Sellers.

Recently, some of the largest mortgage companies, including Chase, announced that they were halting foreclosures until they work out some paperwork and process issues that could void some foreclosures.  Many mortgage servicers typically slow down on foreclosing during the holidays.

If there are fewer foreclosures on the market, there is less competition for the Retail Sellers.

Less competition, less intrusion, better quality prospects.... Three good reasons to market your home now. 

I am expecting a lot of 4th Quarter real estate activity so call me and let's get started.  I offer FREE Buyer and Seller Consultations with no obligation because I want to be your real estate resource.

If you or anyone you know is behind on their mortgage, call me.  I help people avoid foreclosure.

leslie edwards                                                                       770.460.9448

CDPE Certified Distressed Property Expert                                              CRS   Certified Residential Specialist                                                      Epro  Certified Internet Professional                                                      ABR   Accredited Buyer Representative                                                       Dave Ramsey Endorsed Local Provider

Fax  770.460.0739

Selling South Metro Atlanta including: Clayton, Fayette, Henry, Coweta, Meriwether, Pike, South Fulton & Spalding Counties                                      All the towns and cities south of the Atlanta International Airport,

Including:  Brooks, College Park, Fairburn, Fayetteville, Hampton, Jonesboro, Locust Grove, McDonough, Newnan, Sharpsburg, Stockbridge, Peachtree City, Tyrone and many more

Moving Families Since 1978

Let My Experience Work For You

leslie@leslieedwards.com

RE/MAX Around Atlanta

 See all of the properties for sale in the MLS at www.SouthMetroAtlantaMLS.com

 

 

What is a Short Sale and Why You Might Want One

by Leslie Edwards

A Short Sale is when homeowners have to sell but cannot sell for the amount they owe on their mortgage.  More and more homeowners are faced with being upside down in their mortgage because prices have continued to fall.  Their choices if they can't sell and they can't pay, include Foreclosure, Deed in Lieu of Foreclosure, or Short Sale. 

In a Foreclosure, the bank advertises for four weeks in the public notices of the local newspaper.  The advertisement includes the name of the homeowner, their address and how much they borrowed.  After four weeks, the home is then sold to the highest bidder on the courthouse steps on the first Tuesday, following the first Monday jof each month. Typically, if the seller owes more than the value, there will be no other bidders, so the mortgage company will bid the amount of the mortgage.  

A Deed In Lieu of Foreclosure is where a homeowner signs the home over to the mortgage company prior to the foreclosure.

Banks and Mortgage Companies do not want to take homes through Foreclosure or Deed In Lieu, because of the costs involved in the legal process, holding costs and costs to sell. It has been proven that when a lender accepts a payoff that is less than the mortage, it is less expensive than Forelosure.  Many lenders have specific departments to handle Short Sale negotiations. 

Currently Short Sales show up on the credit report as late payments and the loan shows paid.  According to Fannie Mae guidelines, if homeowners maintain great credit after the Short Sale and can qualify, they can buy using another Fannie Mae backed loan in 24 months. 

A foreclosure stays on the credit report for 10 years as a foreclosure.  Many employers check potential employees' credit before hiring.  If the homeowner has a security clearance, some employers will terminate the employee who has a foreclosure.

A Certified Distressed Property Expert CDPE has received extensive training in the Short Sale process and helps people avoid foreclosure.  If you are considering a Short Sale, be aware that most agents do not know how to navigate the process. 

If you need help with a Short Sale or anything real estate, call me.  I have been selling real estate since 1978 and have moved thousands of families. 

leslie edwards                                                                     770.460.9448 direct                                                             RE/MAX Around Atlanta

Advanced real estate educaton and Professional Designations:       CDPE Certified Distressed Property Expert, CRS Certified Residential Specialist, ABR Accredited Buyer Representative, EPro Internet Professional, GRI Graduate of the Realtors Institute.  Let my experience work for you.

Selling South Metro Atlanta including Clayton, Coweta, Fayette, Henry, South Fulton, Spalding and Pike Counties

 

Displaying blog entries 1-4 of 4

If you hear of anyone who wants to buy or sell in any of these areas, please mention me and then call me so I can contact them. I appreciate your referrals!