How to Prepare to Short Sale Your Home

Paperwork and proper documentation are extremely important to the short sale process. Most lenders still require a "hardship package" that is completely filled out. To adequately prepare to short sale your home, your real estate agent will provide you with a list of documents you will need to gather.

In addition, all documentation that is required must be submitted as soon as you have an offer on your property. Sellers must be extremely cooperative with their agents and negotiators to be sure they have the best chance of getting approved. Throughout the entire short sale process, it is important that home sellers send bank statements and pay stubs to their real estate agent every month.

If you have questions about the short sale process or would like more information, please visit my website at www.TheRealEstateDr.com or give me a call at 1-800-921-1900 ext 2502.

One Big Reason to Short Sale Now

When it comes to selling real estate in today's market there is a lot of confusion when it comes to short sales. It is often difficult for homeowners to understand why they can short sale or even what a short sale is and how they work. That's where I, as the Real Estate Dr. in the Central Valley, come in.

One of the biggest reasons to list your home as a short sale is that the bank pays all of the sellers closing costs. This includes paying for commissions, property taxes and normal closing costs. Sometimes, if a seller is nearly in an equity situation, it is still more advantageous to do a short sale because otherwise the seller has to pay these costs and repairs and inspections as well. With SB458 to remove deficiency and the Tax Relief Act to often remove taxation.. short sales rocks!

If you're unsure of the specifics of the short sale process, or if you want a clear understanding of your home selling or saving options, give me a call or contact me on The Real Estate Doctor website. Clarity, hope and relief is just one phone call away. Call me. I can help you.

Stopping Foreclosure Clinic on March 2nd by Christine Papworth The Real Estate Dr.

This Saturday I am conducting my Stopping Foreclosure Clinic in Stockton, CA at 1pm. At our clinic I will share information about new legislation, the Homeowner Bill of Rights (SB900), foreclosure avoidance options such as loan modification and short sales, and more. You will also meet my team of professionals: accountant, loan modification advisor, attorney, and of course myself, your Real Estate Dr.

This is information you need to know about stopping foreclosure. Know your rights!

Join us this Saturday, March 2, 2013 in Stockton. The Stopping Foreclosure Clinic will begin at 1pm.

Watch this introductory video below and then go register at TheRealEstateDr.com.

A Common Short Selling Myth

A common myth when it comes to a short sale is this... that they don't close. We actually close over 90% and it's getting easier with our specialized systems and programs at theREPhD.com. We've got this down!

Recently I was asked why someone should choose to sell their home with me, whether it was a short sale or equity sale, and this is what I told them...

I believe I am the absolute best agent for the job of selling a home, whether an equity sale or hardship. No one knows what I know when it comes to this process. I consistently tell the truth, pay attention and have the sellers best interest at heart...even if they may not agree with everything I suggest. I work everyday to hone my craft... to be the best of the best. I treat sellers, other agents, and buyers agents with respect. That is the best way to take care of my client. I also have a fabulous, well educated and committed staff who help me in this endeavor.

If you are thinking about selling your home, we should talk. Call me now at 1-800-921-1900 ext. 2502. The Real Estate Doctor is in!

What is Happening with Short Sales in San Joaquin County?

The short sale market in San Joaquin County is changing along with the entire real estate market. Where we used to have an almost 90% hardship market it has lessened to around 60% today. So though many of our sellers are still in trouble, it is very much a sellers market.

We have very little inventory, multiple offers, and many times those offers are way above asking price.

To be in the game, buyers must be willing to fight for the home they want by submitting offers over asking prices, doing their own repairs, and paying their own closing costs.  They also must make decisions quickly. When buyers see a home they think will work, they must make an offer immediately.

In this market when hesitation can very well result in a missed opportunity. When you hesitate you will find there are 10-20 offers in a matter of days and your hesitating will make you lose.

Allow your agent to guide and assist you. Remember, they make nothing to write 20 offers for you and their expenses are high. If there are only 5 houses on the market and 20 buyers or 100 buyers for that house... what would you want your agent to do to ensure you get the house? Allow them to do that.

Considering Buying a Short Sale?

Are you considering buying a short sale? You probably landed on my blog because you are looking for short sale help. That's what I am here for!

One very important consideration before you make an offer on a short sale is the length of time it takes to close escrow. Short Sales take longer than the average escrow, 90-120 days and sometimes longer. Before making an offer make sure you will be in it for the long haul. If you have a strict time frame in which you need to close on your new home and move in, a short sale may not be the right choice for you.

As a buyer of a short sale you must be prepared for the bank to counter your offer. Usually the bank counters the value a bit higher.

It is also important to remember that a home listed as a short sale is being sold as-is. As a buyer of a short sale you cannot ask the seller to pay for inspections or repairs. You must be prepared to do your own repairs if needed at your cost.

Those are just a few aspects of a short sale that a buyer must be aware of before making an offer. Need more help? Post a comment below, give me a call or contact me through my website at Christine Papworth The Real Estate Doctor.

Considering Short Selling Your Home?

I was recently asked "What is the most important thing for a home seller to remember when they are considering short selling their home?" As a reader of my blog, I thought you just might like to know the answer to this question as well.

It is important for the homeowner to remember that they cannot receive anything from the sale. They also cannot have any cost associated with the sale to them. Most homeowners don't know that the bank pays all costs of sale and the short sale is totally "as is", with no deficiency...  in California at least!

Short selling will affect their credit if they are forced by the bank or their situation forces them to get behind on their payments. One of the most important ways to protect your credit when you go through the short sale process is to not miss any payments.

When a homeowner decides to put their home on the market as a short sale listing, it just might be one of the best decisions they make for their future. They can buy again in 3 years after a short sale and sometimes sooner if they meet the requirements of qualification for an FHA or VA loan(2 years).

Are you looking for short sale help? Would you like to know what your options really are? The Real Estate Doctor is in... call me now. Let's talk! 1-800-921-1900 ext. 2502

Relocating Real Estate Tip #1

Moving is definitely among the top of the all-time stress inducing life events. Stress can be compounded when you are selling one home, buying another one and planning a move... all at the same time! It might seem obvious, but the number one decision you can make to reduces stress is to choose a professional real estate agent who understands the buying AND selling process.

Whether you are buying or selling (or both) in Stockton or the Central Valley, the Bay Area, Sacramento County or even out of state, give me call or contact me through my website (Christine Papworth The Real Estate Doctor) and let's talk. My team and I can help you buy and/or sell your home or if you are moving to our selling out of the area, we can connect you with a professional real estate agent through our international network of agents who work with the same ethics and standards we do.

Buying? Selling? Relocating? Let's talk!

Increase the Value of Your Home and Sell Fast!

I was digging through my archives and found this interview I did with TJ at EquityLock Solutions. It's just under six minutes long... take a few minutes out now to listen in as we talk about improving home values in the Central Valley and advice on selling your home.

Why I Love Real Estate

WOW! This email was a nice surprise to open. Thanks so much Rosalie!

"Sincere congratulations on your fabulous website and range of services.  Just to let you know you are being watched and appreciated. Love to see folks who are energetic and productive and have worked through many cycles of our industry.  My fortieth anniversary on the Board is 2014. Keep calm and carry on!"

Rosalie McCloud, Broker Associate
Keller Williams Peninsula Estates

Through over 36 years as a real estate agent I have definitely worked through many cycles of the real estate industry. I have been through the highs and lows of the market as well as volatile times, markets that favor sellers and markets that favor buyers.

Through the good times and tough times of our economy I know how to get things done for my clients. I am honored to work with an amazing team of agents and staff. I am honored to work for my clients, some of who had lost hope that anything could be done to help them avoid foreclosure. I am excited for my future clients I will have the opportunity to help sell their home for top dollar, buy their home at the best price, or avoid foreclosure through a short sale. I am passionate about what my team and I do and I look forward to many more years of making a positive difference in real estate in Stockton, San Joaquin County and beyond!

For now, be well and be sure to let me know how I can help you today!

Christine Papworth The Real Estate Doctor

Video: Seller's Market? How to Get MORE for Your House than it's Worth

This is a hot market for sellers right now and I want to share with you how to get the MOST for your home. Watch my video below where I share what's going on in the housing market right now for sellers... and buyers... and agents! This is one of the best markets for everyone - low inventory which is great for sellers, low interest rates which is great for buyers, and homeowners and home buyers who need our help as agents.

Leave a comment below and let me know what you think about the current housing market. I'd love to hear from you!

Check out all of the resources on my website now...
Christine Papworth The Real Estate Doctor!

Stop Foreclosure Clinic on March 9, 2013 in Modesto, CA

You're invited to my Stop Foreclosure Clinic in Modesto, CA on Saturday, March 9, 2013 at 1pm. Watch the introduction/instructional video below and then go to my website, Christine Papworth, The Real Estate Doctor's Stop Foreclosure Clinic in Modesto, to register.

Stop Forelcosure Clinic in Modesto, CA

Short Sale vs Equity Sale - Which is Right for You When You're on the Edge?

What do you do when you owe just a little more on your house than it's actually worth and you need to sell it? This situation has been coming up a lot lately so I recorded this explanatory video for your viewing pleasure. Watch this video below as I dissect this situation!

Short Sale vs Equity Sale
by Christine Papworth The Real Estate Doctor

Stop Foreclosure Clinic on March 23, 2013 in Tracy, CA

You're invited to my Stop Foreclosure Clinic in Tracy, CA on March 23, 2013 at 1pm. Watch the introduction/instructional video above and then go to my website, Christine Papworth, The Real Estate Doctor's Stop Foreclosure Clinic in Tracy, to register.

Every Real Estate Agent Should Know When it's Time to Move

If this is you, contact me now to get started.

How To Buy A House In A Seller’s Market by Christine Papworth The Real Estate Doctor

One of my friends referred me a young man who had excitedly reported to her that he had just been approved for a VA loan of up to $150,000 to purchase his first home. He was already frustrated because he couldn't get any agents to show him “foreclosed on homes or short sales”. I called him back immediately.

Here’s how the conversation went:

Me:  I am so excited for you, John (names are changed to protect the innocent).

John: Thanks, but I can’t get anyone work to with me?

Me: I will work with you, with some conditions. May I explain?

John: Please do!

Me: There are a few things we need to discuss:

1. How the market works right now and why.
2. What the process will be and if you’re willing to be obedient to that process or not.
3. Who your lender is and how we will work with them
4. If you’re okay with all of that, then we’ll go find you a house, ok?

John: Ok, Let’s go!

Me: First, it’s a huge seller’s market. That means there is little to no inventory and multiple offers on everything within days…sometimes hours of the homes hitting the market.  VA is a fine way to purchase, but you’ll be competing with cash offers and people bidding over list price.

(Me) Do you have your own money or are you expecting the seller to pay all of your closing costs?

John: My lender told me I needed no monies of my own.

Me: I can sometimes get the seller/lender to pay up to 3% but you will need 3-4% more ($4500-$5500). If you cannot come up with that your chances of winning on a home bid are slim to none. Can you find that much money soon?

John: Yes, I think I can get my Dad to help.

Me: Great! This is a must. Your Dad can gift it to you and I’ll need an appropriate gift letter and proof of his funds before we can look at property, ok?

John: Ok, I’ll find out this weekend.

Me: Super, you passed the first test! Now, because you can qualify for only $150,000 and everything is in an overbid situation, we will look at homes in the 120-130 range so when the bids fly we can still get one for you, ok?  That means you may have to lower your expectations of what you will get.  Okay? Also, when we bid I will expect you to follow my lead on how to do this. We will be bidding at list price or over. Okay with you?

John: Wow! Really? Well, if I will be able to get a home, then, yes, I will follow your lead.

Me: John, I understand this feels weird, but this is how we have to do it in this market. I promise to not let you do anything I think will hurt you or be ridiculous. I will tell you when it’s not worth it to go higher, even if others are. And, you can work with someone else, too, if you’re not comfortable with this scenario. No harm; no foul, okay with you?

John:  Yes…I’m good with this.

Me: Okay, great! Since you are in the most in-demand price range, I would suggest that we focus on several agents and my own listings so you have a chance. That will reduce the stress. If we something spectacular pop up, however, we’ll go after it.
You may not see many homes and you will probably make offers on almost every one we do see…if you like it at all. Okay?

John: okay

Me: Also, VA requires reports and clearances that other lenders don’t require. Most of these distressed properties are sold in as is condition so you may have to do required repairs yourself. Are you good at construction stuff? Do you know people who are? The less we ask of the seller the better chance we have. Can we do this?

John: Yes

Me: Great! All we need now then is to get your lender letter, verify the conditions of approval and get your gift for proof of funds and we’ll go find you a home!

As you can see, full disclosure to a buyer is very important. There is no point in me promising a buyer I can help them if they don’t understand the market and what it takes. This will end up in a win-win for all.

If you’re looking to buy….call my buyer’s specialists at 209-823-4722.