Area Foreclosures

[JoshMclean]

I figured that some of you would like to see some of the area foreclosures. These are bank owned properties.

http://www.joshmcleanhomes.com/buyer_mistakes.asp

[JoshMclean]

Here is a link that has multiple photos on each property.

http://www.activerain.com/blogsview/...oreclosures-as

[Sandcastle]

Thanks Josh. I've been wondering about the house in Seaside. The furniture was moved out and the place needs a little exterior paint. The price that the bank is asking seems very fair.

[JoshMclean]

I think its a pretty strong price on that home. The banks will also negotiate some on that price. I took a couple low offers 2 weeks ago that were rejected, but they were much much lower than asking.

[Sandcastle]

I hope that house sells before it deteriorates. I walk past it every time I’m at the beach. If I find anyone who is interested I’ll send them your way.

[30ashopper]

This is pretty neat Josh, I wish it covered all of 30A. Are you generating this by hand or is it coming right out of your mls? If it's msl, any way you could expand it to include all of south walton?

Kudos by the way, great idea. A great way to sell property right now.

[30ashopper]

Man if that house on Cobia in Sandestin was more around 350K, I'd seriously think about picking it up and renting it out long term. It's a little too close to the bay for my tastes but that interior makes it tempting.

[30ashopper]

Damn dude, the stats at the end are awesome! thanks!

[JoshMclean]

This is pretty neat Josh, I wish it covered all of 30A. Are you generating this by hand or is it coming right out of your mls? If it's msl, any way you could expand it to include all of south walton?

Kudos by the way, great idea. A great way to sell property right now.

I am pulling it out of the MLS. It should be a better scope as of next week. All agents are supposed to make a change in the MLS listing by June 30 if it is a foreclosure. I will do a bi weekly update of all foreclosures on my website. You can track the foreclosures that way. I will also add foreclosed land in my next update.
BTW- I really like the house on Cove Dr. in Sandestin. Showed it this past week.

[JoshMclean]

Damn dude, the stats at the end are awesome! thanks!

Which stats are you referring to?

[30ashopper]

Which stats are you referring to?

Sorry, the sales figures on your blog, not the foreclosure site. The data is very appreciated.

[JoshMclean]

Gotcha. If you go to my site and look at market statistics you will see them every month.

[JoshMclean]

You can also sign up on my site and I'll add you to my email list. I send out great deals, market statistics, area articles, foreclosures, etc...

[JoshMclean]

Market Stats for June are now on my site.
http://joshmcleanhomes.com/gold_custom1.asp

[30ashopper]

Some chart porn for your viewing pleasure...

[JoshMclean]

Oooh Sexy

[30ashopper]

Here's ave. value. Really interesting trend in condos. Are those sales number accurate Josh or is there a chance they'll be revised up at some point?

[JoshMclean]

The thing you have to consider is pre-construction condos closing in the past years. We haven't really had that this year.
Ariel Dunes, Emerald Grande, One Water Place, are all units that had closings in the past couple of years.

Also, the graphs you are showing.....are they all of ECAR?

I use Destin through Inlet Beach in my stats. I know it's not very detailed or area specific, but I follow it to see how this general area is moving.

[30ashopper]

The thing you have to consider is pre-construction condos closing in the past years. We haven't really had that this year.
Ariel Dunes, Emerald Grande, One Water Place, are all units that had closings in the past couple of years.

Also, the graphs you are showing.....are they all of ECAR?

I use Destin through Inlet Beach in my stats. I know it's not very detailed or area specific, but I follow it to see how this general area is moving.

These are generated from your monthly stats. The value graphs come from your average sale price columns.

[JoshMclean]

Those are all of the sales generated through ECAR from Destin-Inlet Beach. There are more I'm sure that were not involiving Realtors and not refelected in those stats, but a low percentage.
I would chalk it up more to no pre-construction closings than anything else. Smiling Joe keeps more detailed stats and I'm sure he could shed some light on it.

[JoshMclean]

Do an inventory chart if you get a chance.

[30ashopper]

A couple updates, that condo graph was using the wrong data, I pasted in the wrong table. So I updated the graphs above. Here's inventory -




Interesting trends! It looks like inventory has leveled for single family homes, and condo inventory is dropping.

[JoshMclean]

Here is an updated list -
http://www.activerain.com/blogsview/...osure-List-for

[SHELLY]

Thanks for posting Josh.

There's some pretty impressive-looking foreclosures in that group if I do say so myself.

[JoshMclean]

There are some very nice foreclosures out there right now. More coming on the market every week right now.

[30ashopper]

Has anyone walked through that place on Calhoun in Destin? I'm curious how much work is needed to get it rental ready.

[30ashopper]

Also, Josh, can you tell me what a note like this means? -

"PREQUAL LETTER FROM A LOCAL COUNTRYWIDE OFFICE MUST ACCOMPANY ALL OFFERS"

Is Countrywide requiring that a loan on the property go through them? What if you were going to pay cash or borrow from a different lender?

[JoshMclean]

Also, Josh, can you tell me what a note like this means? -

"PREQUAL LETTER FROM A LOCAL COUNTRYWIDE OFFICE MUST ACCOMPANY ALL OFFERS"

Is Countrywide requiring that a loan on the property go through them? What if you were going to pay cash or borrow from a different lender?

You must have a pre qual letter or proof of funds presented with all short sale and foreclosure offers. Countrywide wants one from their local branch, but you are in no way obligated to use them.

[rapunzel]

You must have a pre qual letter or proof of funds presented with all short sale and foreclosure offers. Countrywide wants one from their local branch, but you are in no way obligated to use them.

Isn't it considered a bad thing to have multiple entities pulling your credit when you are getting ready to make a major purchase? I wonder why Countrywide requires that...plus, it sort of hinders your negotiating power a little, doesn't it, if they know how high you can go?

[JoshMclean]

They do it in hopes that you'll use them I'm sure. If it hinders you enough that you wouldn't be able to purchase the property after a couple of credit checks then you really shouldn't be purchasing at that price IMO.
I haven't found that it has made a difference in the negotiating, but that's a good thought.

[YoungFT]

Isn't it considered a bad thing to have multiple entities pulling your credit when you are getting ready to make a major purchase? I wonder why Countrywide requires that...plus, it sort of hinders your negotiating power a little, doesn't it, if they know how high you can go?

FICO is one of 3 scores used by lenders. I think the general approach is the same. Here's how FICO explains it...

Looking for a mortgage or an auto loan may cause multiple lenders to request your credit report, even though you're only looking for one loan. To compensate for this, the score ignores all mortgage and auto inquiries made in the 30 days prior to scoring. So if you find a loan within 30 days, the inquiries won't affect your score while you're rate shopping. In addition, the score looks on your credit report for auto or mortgage inquiries older than 30 days. If it finds some, it counts all those inquiries that fall in a typical shopping period as just one inquiry when determining your score. For FICO scores calculated from older versions of the scoring formula, this shopping period is any 14 day span. For FICO scores calculated from the newest versions of the scoring formula, this shopping period is any 45 day span. Each lender chooses which version of the FICO scoring formula it wants the credit reporting agency to use to calculate your FICO score.

As for the lender requiring pre-qualification and then knowing your "limit" so as to be in a better position to negotiate, something I would consider is the following: if they had two borrowers, one with unlimited borrowing capacity and a second who was stretched thin, I'm not convinced they would be more willing to negotiate or come off the price with the borrower who was stretched thin.

I think they are just trying to make sure they are dealing with a buyer who can close. And if they can keep the loan with a highly qualified borrower it might not be a bad business decision.

Hope this is helpful.

[pgurney]

Isn't it considered a bad thing to have multiple entities pulling your credit when you are getting ready to make a major purchase? I wonder why Countrywide requires that...plus, it sort of hinders your negotiating power a little, doesn't it, if they know how high you can go?

As I understand it, credit scores get knocked down when a potential creditor checks your credit. But when several checks are done within a short time frame (Ithink it's 30 days) then I think it only knocks your score down as if it's one check. The system seems to understand that people shop their loans.

[rapunzel]

I've been reading a book about FICO scores, and how things are calculated. I've found it to be very counter-intuitive. The thing that jumps out at me is that the shopping window -- it seems designed for the pre-bubble market, where you made a decision to purchase and pulled the trigger quickly. Now, you may find that you need to take your time with that decision. Also, approval amounts are very fluid from what I've seen. The amounts aren't based on income and credit scores, but also the loan products available in this market from week to week. If the pre-approval must come from a particular entity each time you find a house that interests you, I just don't see how that's a fair business practice.

[TooFarTampa]

There is an entire book about FICO scores?

[SHELLY]

There is an entire book about FICO scores?

Read this one a couple months ago--it's very good.

.

[TooFarTampa]

Read this one a couple months ago--it's very good.

.

You need a hobby.

[SHELLY]

You need a hobby.

Believe me, that book was a page-turner compared to this one:

.

[Mango]

You must have a pre qual letter or proof of funds presented with all short sale and foreclosure offers. Countrywide wants one from their local branch, but you are in no way obligated to use them.

I am not a lawyer, but have been in the business long enough to know that that could be a violation of anti-trust laws and several other real estate laws as well. I'm sure Countrywide broached the topic with their lawyers, but I have seen Banks fined over issues like this in the past regardless of the Banks attorneys interpretation of law.

Isn't it considered a bad thing to have multiple entities pulling your credit when you are getting ready to make a major purchase? I wonder why Countrywide requires that...plus, it sort of hinders your negotiating power a little, doesn't it, if they know how high you can go?

They do it in hopes that you'll use them I'm sure. If it hinders you enough that you wouldn't be able to purchase the property after a couple of credit checks then you really shouldn't be purchasing at that price IMO.
I haven't found that it has made a difference in the negotiating, but that's a good thought.

FICO is one of 3 scores used by lenders. I think the general approach is the same. Here's how FICO explains it...

Looking for a mortgage or an auto loan may cause multiple lenders to request your credit report, even though you're only looking for one loan. To compensate for this, the score ignores all mortgage and auto inquiries made in the 30 days prior to scoring. So if you find a loan within 30 days, the inquiries won't affect your score while you're rate shopping. In addition, the score looks on your credit report for auto or mortgage inquiries older than 30 days. If it finds some, it counts all those inquiries that fall in a typical shopping period as just one inquiry when determining your score. For FICO scores calculated from older versions of the scoring formula, this shopping period is any 14 day span. For FICO scores calculated from the newest versions of the scoring formula, this shopping period is any 45 day span. Each lender chooses which version of the FICO scoring formula it wants the credit reporting agency to use to calculate your FICO score.

As for the lender requiring pre-qualification and then knowing your "limit" so as to be in a better position to negotiate, something I would consider is the following: if they had two borrowers, one with unlimited borrowing capacity and a second who was stretched thin, I'm not convinced they would be more willing to negotiate or come off the price with the borrower who was stretched thin.

I think they are just trying to make sure they are dealing with a buyer who can close. And if they can keep the loan with a highly qualified borrower it might not be a bad business decision.

Hope this is helpful.

Excellent point, however, if a buyer walks in with a full blown mortgage commitment from a Bank with no contingencies other than appraisal and contract of sale, Countrywide should accept it without requiring the buyer to be pre-qualified by them as well when they are also the seller. If I was a buyer, I would refuse to disclose my financial information to the seller while negotiating a price on a home. In the past, I have obtained commitments and offered pre-qualifed letters to my clients who could well afford more home, but did not want their realtor to know this or the seller. The commitment was strictly for the purchase price and loan amount requested.

As I understand it, credit scores get knocked down when a potential creditor checks your credit. But when several checks are done within a short time frame (Ithink it's 30 days) then I think it only knocks your score down as if it's one check. The system seems to understand that people shop their loans.

This is supposed to be the case, however I have seen credit scores drop even during the 30 day period. There is no reason why a Lender needs to pull credit on someone just so you can get a rate quote. The lender is not bound to that rate unless you sign a rate lock agreement and at that point you are committing to go with that bank and thus have to legally make application. Then your credit is pulled, before locking a rate of course.
If you know your credit is good and have an idea what your scores are, do not let anyone pull your credit until you're ready to pull the trigger with a Lender.

I've been reading a book about FICO scores, and how things are calculated. I've found it to be very counter-intuitive. The thing that jumps out at me is that the shopping window -- it seems designed for the pre-bubble market, where you made a decision to purchase and pulled the trigger quickly. Now, you may find that you need to take your time with that decision. Also, approval amounts are very fluid from what I've seen. The amounts aren't based on income and credit scores, but also the loan products available in this market from week to week. If the pre-approval must come from a particular entity each time you find a house that interests you, I just don't see how that's a fair business practice.

Not sure how old your book is, but now that should not be an issue on a traditional mortgage regardless of product. ARM's were underwritten previously on the base rate, not the rate plus margin, so therefore people were able to afford more house. Now we've gone back to underwriting the old fashioned way as far as ARMS are concerned, which is utilizing the base rate plus the margin (max payment) to determine qualifying ratios (the way it should have always been. The way I never stopped using anyway when I qualified my Borrowers who wanted ARMS) There may be a slight variance on FHA loans, but not much. Also, you do not need to get a new pre-approval on every house. Commitments are good for 4 months before they your documents need to be refreshed with the Lender. This mean re-submitting paystubs and asset statements. They will also pull credit again.

Another point regarding FICOs- they are not an exact science. I have seen enough credit reports to know this, and books help, but I have seen some low FICOs on even Borrowers with the cleanest credit.

Tips:
Having credit is good, but too much credit, especially obtained quickly in one time period drives scores down.
The highest FICO scores I have seen are people who have 3 or 4 lines of credit, and pay them off frequently or use a small percentage of the line.

Never buy/lease a new car before applying for a mortgage. The reason for this is you get deductions for the amount of loan vs. the value of the asset.
The same for furniture loans.

[SHELLY]

Mango,

I know Fannie is pretty much in the toilet at this point, but what's your take on this story? <see highlighted areas>:

HOUSING: Fannie Mae cracking down on 'walk aways'
New guidelines make it more difficult to purchase a second home.


One of the nation's largest lenders is cracking down on borrowers who let their homes enter foreclosure ---- a phenomenon that has spawned several North County businesses catering to homeowners who want to "walk away."

Fannie Mae, a government-chartered lender, instituted guidelines June 25 that limit the loans a homeonwer can secure when purchasing a second home. As home prices plummet in San Diego County, local real estate agents say more homeowners are looking to purchase similar homes for hundreds of thousands less and then let their original home fall into foreclosure.

"It's the duck and weave," said Christopher Thornberg, an economist with Beacon Economics. "You're looking at (a similar house) down the block listed at half of what you bought (your house) for, so obviously the best move financially is to move from your house to that one."

Purchasing a new home knowing that the primary residence will fall into foreclosure raises legal and ethical questions, real estate agents said.

It is a federal crime to lie on a mortgage application with a federally insured lender, such as Fannie Mae.

Fannie Mae's new guidelines require borrowers looking to purchase a second home to have at least 30 percent equity in the original residence, or plenty of cash reserves.

Some mortgage brokers are concerned that the new policies will further strangle a lagging market where home prices have tumbled 28 percent from a November 2005 peak, according to Standard & Poor's Case-Shiller Home Price Index.

"It's definitely tightening the market because these same people pretty much need to come up with 20 percent down," said Dave Hopkins, a mortgage broker with Rancho Financial, a brokerage firm in Rancho Bernardo. "And then, if they don't have another $20,000 laying around, they're just knocked out of the picture, so it's definitely slowing a lot of really qualified buyers from coming into the market."

Though no definitive statistics are kept on "walk aways," or borrowers who allow their homes to fall into foreclosure, local real estate agents say an increasing number of their clients are asking about buying another home for cheap with no intention of keeping the first home.

Agents said the homeowners typically do not intend for the first home to enter foreclosure, but instead hope to short sell the home, or sell it for less than the balance on the mortgage with the bank's approval.

If the home cannot sell, it will then fall into foreclosure.

Jon Maddux, founder of You Walk Away, a Carlsbad company that advises families facing foreclosure, said that 10 to 15 percent of his clients have asked about buying another property before their home enters foreclosure.

"Is it against the law? I don't know. But is it ethical? It's pretty clear that it's not," Maddux said. "We never advise them to do it. ... What we're telling people is look, if you're considering buying right now, it's not necessarily wise to buy a depreciating asset."

Though real estate agents and mortgage brokers said the new policies are directed at walk aways, Fannie Mae issued a statement Tuesday that the guidelines were not in response to borrowers allowing their homes to fall into foreclosure.

"In our experience, most borrowers are acting in good faith to try to keep their home," the release stated.

Beyond the new requirements for borrowers purchasing second homes, the new guidelines also require homeowners who have received a notice of default ---- the first step of the foreclosure process ---- to wait two years before qualifying for another mortgage. It also extends the time homeowners with a foreclosure must wait before qualifying for a Fannie Mae mortgage.

http://www.nctimes.com/articles/2008...800077e45c.txt


.

[elgordoboy]

I found this to be an interesting site a couple of years back. It looks as if that was when it was last updated, but it is simple articles and a forum. http://creditforum.org/ it is part of http://www.bayhouse.com/index.shtml

[Mango]

Mango,

I know Fannie is pretty much in the toilet at this point, but what's your take on this story? <see highlighted areas>:

HOUSING: Fannie Mae cracking down on 'walk aways'
New guidelines make it more difficult to purchase a second home.



Fannie Mae's new guidelines require borrowers looking to purchase a second home to have at least 30 percent equity in the original residence, or plenty of cash reserves.

Though real estate agents and mortgage brokers said the new policies are directed at walk aways, Fannie Mae issued a statement Tuesday that the guidelines were not in response to borrowers allowing their homes to fall into foreclosure.


Beyond the new requirements for borrowers purchasing second homes, the new guidelines also require homeowners who have received a notice of default ---- the first step of the foreclosure process ---- to wait two years before qualifying for another mortgage. It also extends the time homeowners with a foreclosure must wait before qualifying for a Fannie Mae mortgage.

http://www.nctimes.com/articles/2008...800077e45c.txt

Fannie's stock is in the crapper, but Fannie Mae, IMO, is not going anywhere.

Not sure what you mean by my take, and there was another thread where I voiced my opinion about the walk aways and the new guidelines. I stated I agreed with the new guidelines in place. It's just common sense underwriting. The previous loopholes allowing a lease only without justifying the value of the home now being claimed to be an investment property. They needed to sew that up in writing. Although, any good underwriter would have stipulated for an appraisal to verify equity, 30% needed to be in writing.

FYI: just because FNMA states it takes place for apps August 1 and after, believe me, most Banks, if not all, will be implementing this now.

The statement issued by FNMA is nothing nefarious. It's true, they are not targeting borrowers in foreclosure. As a matter of fact, I feel they are slightly lax actually. They will allow someone who does a short sale to buy a new home within only two years. Same for Chapter 13 discharges.

The guidelines are pretty much the same as they were before regarding BK's other than 13's and foreclosures. It was 4 yrs before, now it's 5. Exceptions can be made by the underwriter based on extenuating circumstances like death of primary wage earner or illness for BK's other than 13 . Same can be for deed in lieu of foreclosure. The u/wer can except to 2 years for the above.

The other caveat added was that after a foreclosure, after the 5 year period, between 5-7 years, the FICO must be a minimum of 680, and the Borrower must put 10% down.

I do not think any of the new guides are unreasonable. Matter of fact, I could have wrote them myself.

(Except I would have added that any investor who did a short sale, who bought in the last 2 years, HAS to get a good licking by their neighbors)

[SHELLY]

[FONT=Times New Roman]Not sure what you mean by my take, and there was another thread where I voiced my opinion about the walk aways and the new guidelines.

In regards to the statement: "Fannie Mae's new guidelines require borrowers looking to purchase a second home to have at least 30 percent equity in the original residence, or plenty of cash reserves."

In the event that a buyer of a second home does not have "plenty of cash reserves," are they requiring some purchasers to have an appraisal on their primary to determine they indeed have over 30% equity? (Meaning those who have a "hit the number" bubble-era appraisal.)
.

[Mango]

In regards to the statement: "Fannie Mae's new guidelines require borrowers looking to purchase a second home to have at least 30 percent equity in the original residence, or plenty of cash reserves."

In the event that a buyer of a second home does not have "plenty of cash reserves," are they requiring some purchasers to have an appraisal on their primary to determine they indeed have over 30% equity? (Meaning those who have a "hit the number" bubble-era appraisal.)
.

Check out page 6 of the guidelines.

Conversion to a Second Home
• Both the current and the proposed mortgage payments must be used to qualify the borrower for the new transaction; and
• 6 months of PITI for both properties is required to be in reserves. Lender may consider reduced reserves of no less than 2 months for both properties if there is documented equity of at least 30 percent in the existing property (derived from an appraisal, automated valuation model (AVM), or Broker Price Opinion (BPO), minus outstanding liens)

( I have to get more info about the BPO, because I have never heard of this ever being accepted)

[SHELLY]

Check out page 6 of the guidelines.

Conversion to a Second Home
• Both the current and the proposed mortgage payments must be used to qualify the borrower for the new transaction; and
• 6 months of PITI for both properties is required to be in reserves. Lender may consider reduced reserves of no less than 2 months for both properties if there is documented equity of at least 30 percent in the existing property (derived from an appraisal, automated valuation model (AVM), or Broker Price Opinion (BPO), minus outstanding liens)

( I have to get more info about the BPO, because I have never heard of this ever being accepted)

Thanks.

...those guidelines would put a hitch in investulators' giddy-ups.

.

[GTSViper]

Any new STEALS out there in the foreclosure market this week???

[Pirate]

In regards to the statement: "Fannie Mae's new guidelines require borrowers looking to purchase a second home to have at least 30 percent equity in the original residence, or plenty of cash reserves."

In the event that a buyer of a second home does not have "plenty of cash reserves," are they requiring some purchasers to have an appraisal on their primary to determine they indeed have over 30% equity? (Meaning those who have a "hit the number" bubble-era appraisal.)
.

Fannie has no business writing mortgages on second homes... period.

[JoshMclean]

Market Statistics for July have been updated.
http://www.joshmcleanhomes.com/gold_custom1.asp

Foreclosures and Short Sales page has also been updated.
http://www.joshmcleanhomes.com/buyer_mistakes.asp

[chickenlittle]

I saw you had a property in south haven would they consider letting anyone rent it instead of buying?

[TheSheep]

( I have to get more info about the BPO, because I have never heard of this ever being accepted)

It's a comp to someone with whm a Broker believes he will do business with or is a Client. No fees attached.

[northshore]

Aloha Josh!

It's been 2 years since you sold us our house! Just wanted to say thanks!

Mahalo!