Mother & Daughter Blog: June 2008

Ever wonder how much value is added or decreases when a property's yard is either well maintained or neglected? Over the years I have heard that landscaping improves the value of the home by some where in the neighborhood of  up to 14%.  With that being said... ever wonder how much buyers are now taking off of the offers for REOs that have yard that look like they have not been cared for months?

And should they?  If landscaping and yard maintenance improve the value of the property, doesn't it work in revserse if the yard is not maintained?  What is a fair decrease for an un-maintained yard?

The going color of lawns right now is yellow (same as dead grass).  The weeds are nice and green and stand some 3-4 feet tall and some yards are even worse.  Does the buyer look at this and fail to see the beauty of the house?  How are the neighbors dealing with yards (sometimes right next door) that are not being maintained?  Are there rats and other creators in there?

What would the bank say if they knew?

I had a neighbor (a concerned neighbor) call me as soon as I put the notice up on one of my REO listings.  She wanted to know if I was going to keep the lawn up!  She said she wanted me to know that the neighborhood is pretty watchful of the homes that are being neglected!  She said we'd get a citation if the yard was not kept green and cut.  I promised her that I would maintain the yard and I have kept that promise.

But when I drive through the streets of Stockton and notice that you can always tell a foreclosed home by the lawn.... I am wondering why other agents are not mindful of the lawns and have a regular lawn maintanence crew to go out and cut and water the lawns.

If you maintain REO properties, what are you doing about the lawns?  Are you watering and cutting the grass or are you letting the lawn go and die?  Its summer do you worry about the fire possibilities for dried grass that will burn quickly?

I am finding that short sale properties are in better shape than REOs -- especially the yards.

What does your neighborhood look like - are there are a number of foreclosed homes that are not being maintained properly?

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com

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I attended a workshop presented by Washington Mutual and they really impressed me and I wanted to share what they had to offer.  They have teamed up with El Concilio, NeighborWorks, Visionary Home Builders and Worknet to put on these workshops.  If you are in trouble or know of someone that is now or coming into foreclosure issues, let them know.

We are beginning to see more and more that the banks are trying to reach out to help.  This is just one way a bank can help and by us passing the word, more people can seek this help for this growing crisis.  Banks are beginning to get weighed down with foreclosures -- they are now in the real estate business... that they have for years proclaimed not to be interested in getting into the real estate business.  Now they own more properties than they know what to do with!  They are helping to push the market down!

There is a number at the bottom of this information for you to call to get an updated schedule of the next workshop in your area.

These Foreclosure Prevention Workshops - can provide valuable information to you ... if you are

• Behind in your payments
• If you lost your job, or are you working less hours
• Due for an Adjustment to your loan
• Considering foreclosure

The workshop they offer are mainsly for their Washinton Mutual customers but it is offered to everyone in the community.  They provide counselors that will give you vaulable information in one on one sessions about Foreclosure Prevention and to void being late in your payments. 

They work along with Visionary Home Builders, Worknet, NeighborWorks, and El Concillio and they invite the general public to check to see when the next workshop is being held in the San Joaquin Central Valley.

This is a well needed effort and I am sure it will full to capacity with people needing help.  For more information call Patty Lepe at 209-460-6505.  Right on WAMU and "Whoo hoo!"

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com

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Stockton, CA is getting hit from all side of bad luck.  First leading in foreclosures, then leading in highest gas prices - at least in California and now having a bad fire that destroyed over 30 homes (seven homes, 20 condominiums and one triplex were damaged or destroyed).  Two firefighters suffered minor injuries but quickly returned to the fire lines. Paramedics treated several residents for smoke inhalation, but no one was reported as having to be taken to a hospital.  The Interstate highway 5 and the March Lane area near the I5 was up in smoke for hours today.  Several families lost their homes, cars and other valuables.

There was no immediate cause for the four separate fires, which started in grass and brush along the interstate shortly before 11 a.m.  High wind spread the embers quickly, while thick smoke slowed freeway traffic.

My heart goes out to the families that were affected by the fires, the foreclosures and other mishaps.  Each are in my prayers.

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Lets get a better understanding of Bank Owned Property Sale, and what AS IS means - what the banks are commonly not accepting.  So many agents are not advising their buyers correctly or the buyers are not listening to the agent and are submitting offers that are never going to get accepted.  Here are some tips that may help to avoid being REJECTED by the bank.

The banks are agreeing to help or pay the credit for closing costs, but most will expect the offer price to be that much more than the list price to cover those costs.

Banks are not happy or excited about offers that are FHA / VA only because of the red tape associated with the loan.  (Example: You have an FHA loan and you check the seller to be responsible for the inspections (termite or home) ** this is a red flag for the FHA inspections to catch every repair needed on the property and this is in direct opposition to what the bank is selling the house (AS IS).  The sale will probably fail.

Banks don't mind the Nehemiah Down Payment Assistance Program or other DPA programs as long as they are coming up short of the list price and there are no delays due to the program participation. (Example: Buyer should know that they want the Nehemiah program BEFORE they make the offer.... Not bring that up mid-way in the escrow) If this is done properly the banks are agreeing more and more to the DPA programs.

Banks are looking for a 30 day close time frame.  This is one reason why they are hesitant to accept FHA/ VA loan offers.  They typically take up to 45 days to close.  Since the rules have been revised for both FHA and VA, the banks are having to accept more offers with these loan programs - due to vast number of offers that are coming in as FHA / VA rather than the typical Conventional loans or Cash.

Banks will almost always counter an offer that ask for 17 days for inspection.  Reason: Since the property is being sold as is and the inspections are for the buyers own information... why would the bank want to take the property off the market for any longer than 10 days? During those 10 days you have the right and time to inspect and reject the contract.

If you are submitting an offer, take a look at this list - Hopefully, it will help you submit an offer that the bank will consider and accept.  The basic rule:  To the bank AS IS really does mean AS IS and if you want to purchase a bank owned property, AS IS should mean the same to you!

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com

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*FEATURED Property*

This is our featured home. It has 4 bed/2 bath; 2282 sq ft/ lot 8712 sq ft, built in 2004 with a 3 -car garage. Nice size kitchen with dining room / family room with fireplace combo, living room & den in front, master bath has 2 sinks, separate shower and large tub & closet. This neighborhood is well maintained with owner pride throughout. Centrally located close to schools, shopping and freeway. This home is move-in ready!

Check on Down Payment Assistance Program

$239,900

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com  

Working with REOs is interesting in that you work much harder on the these listings than some may realize.  One of the first tasks you have is to do a BPO on the property.  You research and give your honest opinion of the value of the property based on similiar comps in the radius of the property. From the moment you submit that BPO,things start to change.  The first change is that, you will probably not see the suggested list price that you submitted again.  Well, if you do see it, it is months later!!

When (and if) you actually get the listing,it will not be at that price (guaranteed).  It will be at least $10K higher - at least.  And to get the bank's list price down will prove to be a slow and frustrating road to travel.  But yet, you have a job to market, promote and sell that property - at this price that you had nothing to do with setting.

As an example, the BPO comes in at 189,900 but yet when you get the listing agreement it comes in at 219,900!  As the agent that has been waiting on the listing agreement to come through, the excitement drops a level when you see that the Seller did not take into consideration all the work and research that you did to complete the BPO and make it come in at fair market value! But believe !e, you're just glad to get the listing.

You get the feeling that they already know what they want from the property "BEFORE" you go and do all the pre-work to get it ready to sell.  You run around getting bides, cleaning and making sure things are up to standards, and then you get the listing and it is $20,000 more than what your BPO came in at.  You have to ask yourself, what is going on with this Asset Manager.  But then, you are so happy to get the listing. 

Well, I bet a part of it is... yes, they have already projected what they want from the property.  Never mind that the carpets have soiled stains that are not coming out, the bathroom is half upgraded and the other half is all messed up.  Never mind that the over all condition of the property is just not up to market standards.  Never mind that you can tell from the age of the house that the odds are that there is thousands of dollars in termite damage to the property.

They just price it out and give you a time limit to get it sold or you will lose it.  You are glad to get the listing and you do your very best to get the property sold in the time allowed.  If they like you or you have at least shown them that you are working your finger to the bone to get it sold (and they measure that on how many offers you submit).... they may extend the listing agreement.

Nobody said the job was easy and now I know why!

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com

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 Rant: Do not park your vehicle in a foreclosed property -- unless you get permission first!

Scenerios: White truck parked in the drive way of the property I was scheduled to check for occupancy.

Why did I remember that truck? Well, when I first got the listing that truck was in the yard when we went by to check to see if the occupants had moved out.  So we took pictures and did not distrub the "occupants".  This went on for weeks!! Finally the Asset Manager decided to get the eviction of the occupants.

The eviction process is costly and causes a delay.  It is so much easier and faster if the occupants just go on and move out.

Meanwhile, we did another check -- there was no truck, and we went to the backyard and found out that the property was vacant!!!! Had the look of being vacant for months!!.  And while we're standing there figuring this all out, the neighbor from across the street came over and started to tell us about the previous homeowners and about the neighborhood.  He finally got around to saying with a proud laugh and boasting that he had his son park his truck in the drive to make it look like the property was occupied and to avoid possible vanderalism!

What could I say? He seemed to have good intentions and really had no idea that by doing that he had also delayed the list and sale of the property by months.  By the truck being there it "looked occupied".  The previous homeowners had left the PG&E on so when we went by at night, the light was on the front porch. There was no way of knowing it was vacant. 

To add to the scenerios: The Asset Manager had ordered eviction procedures, and of course that incurred attorney fees. 

So now its weeks pass...

We went to do our weekly check on the property and there was the same white truck in the driveway!  Now this time, I knew it had nothing to do with protecting the property but it was now a habit to park there.  So we then had to have a talk with the son and asked him to please not park there.  The property was also now in escrow.   Of course, the son was not as nice as the dad and probably just moved the truck to fool me and then parked it back after I left. His reasoning was that it was more convenient to park in that drive way and not have to park his new truck on the streets. His motives had nothing to do with protecting the property!

Now I know that there are good intensions and then there are bad intensions -- or there are just those that take for granite their decision to do something is all that counts.  Actually, parking your vehicle on someone else's property is probably not a good idea -- unless you get permission.

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com

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Is it mold or not?  DISCLOSE, D I S C L O S E, Disclose - Not matter how you size it up..... DISCLOSE.

Agents are suppose to DISCLOSE any substance that appeals to be mold.  So report it to the seller first before you start to show it to the public. The seller should be aware that they will need to get it tested and if it is mold you will know and will definitely have to disclosure it to any interested buyer. 

If it is not mold, GREAT! But get it replace with a clean wall if it is not mold. Remember if it is, you will need to DISCLOSE it, not cover it up! Because once it is suspicion or detected, it can become a delay in the sale of the property.  And not all mold like substances are really active mold.

In California - mold law: It requires landlords and sellers of residential and commercial property to disclose in writing the presence or prior existence of mold. The disclosure requirements take effect after the state adopts standards and develops guidelines concerning toxic mold exposure limits and remediation.

Remember mold is dangerous and you have to disclosure, disclosure any mold like substance at least in California.  And this is something bank owned properties are not and should not be exempt from, if it is observed. -- DISCLOSE, DISCLOSE.

This is very important - especially with the REO/Bank Owned Properties - since they tend to stay on the market a longer perior of time - unattended, vacant and shut up.  But do not think that mold is limited to foreclosed homes.

What does your state require? Happy selling!

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com

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Take another look at this property!!!   NEW PRICE:  $149,000

~ The Mother & Daughter Realty Team ~ Rosemary Brooks / D'Adrea Davie | Family Realty Group | P:866-543-0461/F: 209-879-4601 2248 William Moss Blvd, Stockton, CA Weston Ranch Home for Sale - On William Moss Blvd 3BR/2BA Single Family House   offered at $174,900 Year Built 1999 Sq Footage 1,649 Bedrooms 3 Bathrooms 2 full, 0 partial Floors 1 Parking 2 Car garage Lot Size 5,662 sqft HOA/Maint $0 per month DESCRIPTION *OPEN HOUSE THIS SUNDAY - June 8, 2008 * This Weston Ranch home comes with 1649 sq ft/ lot 5662 sq ft, 3 bed/2 bath, built in 1999 has a 2 –car garage. Kitchen with island /dining room combo, living room with fireplace, den in front, master bath has 2 sinks. This well known community is conveniently located near schools and freeway. This home is move-in ready! MLS # 80054757. Fax those serious offers in!   see additional photos below PROPERTY FEATURES Central A/C Central heat Fireplace Walk-in closet Living room Office/Den Breakfast nook Dishwasher Stove/Oven Microwave Laundry area - inside Yard OTHER SPECIAL FEATURES Near School, Easy Freeway access Financing: Cash, Conventional, FHA, VA, Nehemiah Down Payment Assistance Weston Ranch - Family Community M O V E - I N READY!   ADDITIONAL PHOTOS Seller contact info: ~ The Mother & Daughter Realty Team ~ Rosemary Brooks / D'Adrea Davie Family Realty Group P:866-543-0461/F: 209-879-4601 For sale by agent/broker Equal Opportunity Housing Posted: Jun 7, 2008, 9:31am PDT

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Today I went to a Designated Nehemiah Specialist training and would like to share some of what I learned.

Nehemiah is nationwide downpayment assistance program (a gift to the buyers) and it helps buyers and sellers, it is non-profit.  Nehemiah does require that the seller agree to using the program - without the seller's permission it does not work! Sellers cannot deduct the contribution, but can write off as a cost of doing business expense.  Nehemiah is Sacramento, California based, but is servicing nationwide.

If FHA will insure, Nehemiah will fund it!  There are no other requirements: Seller agree, FHA will insure the loan. 

Nehemiah will fund up to 6% of the sales price.  Nehemiah is not a second mortgage, it is a gift to the buyer.  There are no replayment required.  It is just like Mom and Dad giving you a gift to help you purchse a home -- only Nehemiah is better.

Nehmiah does not have income requirements.  If FHA will insure, Nehemiah will fund it.

The processing fee is temporarily raised to $599.00 to cover the mitigation fees of the recent lawsuit.

Nehemiah has been helping homebuyers for 11 years and survived the HUD attacks to shut them down. Nehemiah is reliable and has a 200% satisfaction record. 

Nehemiah does not cause delays in the escrow process, they ask that the lender request the funds 48 hours before closing.  The lender can request the funds right from Nehemiah online.  They wire every hour, so there is no room for delays

Nehemiah does not have credit requirements.  You must be qualified by your lender and most commonly by FHA.  ** Nehemiah works with both FHA and Conventional transactions

Nehemiah has a listing service that will agents reach more buyers -- the database is free.

Nehemiah will give you signs, riders, brochures and has a listing service to help real estate agents market their listings.  This is a seller benefit too!

So check out Nehemiah, it even works with REO/bank owned purchases.  Remember if FHA will insure it, Nehemiah will work for the buyer and the banks are allowing this program into the transactions more and more.  Nehemiah works with Short Sales as well.  But as with REOs, not every transaction is Nehemiah suited - depends on the property and the seller.

Surprising and something to remember:  Nehemiah does not slow down the purchase transaction.

Want more information on Nehemiah? Check out their website:

• www.getdownpayment.com/buyers   - for homeownership education (this course used to required to get a Nehemiah gift, it is no longer a requirement.
• www.getdownpayemnt.com - go to agent section if you are a real estate agent.

• Need a Short Sale Specialist?  CLICK
• Want to purchase a REO property? Want to know what properties I have to sell? CLICK
• Need information on the foreclosure process? Ask me for a FREE Pre-Foreclosure Guide CLICK 
• For a FREE MARKET EVALUATION of your home   CLICK

Check out: Real Estate Terms/Definitions.  And take a look at Mother and Daughter Blog and D'Adrea's Mother and Daughter Blog  - for other tips for Sellers and Buyers. I work with my daughter as the Mother and Daughter Real Estate Team at Family Realty Group and we also focus in Short Sales and the Pre-Foreclosure process and REOs/Bank Owned Properties.  Our consultations are free.  Our aggressive marketing plan includes on-line listing advertising.  If you are thinking of selling or buying a home in Northern California's Central Valley (San Joaquin County CA - includes Stockton, Manteca, Tracy, Lathrop) plus Stanislaus County CA - includes Modesto, Salida, Riverbank) & the East Bay (Alameda County CA - includes Hayward, Fremont, Newark, Union City & Oakland) and surrounding areas give us a call.  If you would like a FREE Home Seller or Home Buyer Handbook, please call us at 866-750-8282 or email at US.

WEBSITE: http://www.motheranddaughterrealty.com