Gilbert Real Estate Blog
~ by Randy Hooker of Dreamcatcher Realty
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Archive of "arizona market conditions" Category
Thinking of Entering into a Lease with Option to Purchase a Home? You might want to think again!
Here’s a short video by one of my favorite real estate vloggers, Jessica Edwards from Wilmington, North Carolina.
As you’ll see, she makes a great case for why it’s a BAD idea for sellers to enter into a lease with purchase option.
In another post I’ll address why it’s an even WORSE idea for a home buyer to enter into a lease with purchase option, or what I call a “Glorified Lease.”
Regardless of whether you’re a home seller or buyer, I urge you to NOT enter into a lease with purchase option without solid legal counsel.
As always, I’m open to your comments or questions!
5th Thing You Should Know About Buying Foreclosures in Gilbert, Arizona
In the first four installments of this series (1st Thing You Should Know About Buying Foreclosures, 2nd Thing You Should Know About Buying Foreclosures, 3rd Thing You Should Know About Buying Foreclosures, 4th Thing You Should Know About Buying Foreclosures), I wrote about defining Terminology, Pricing, Multiple Offers and Response Times as they relate to “Things You Should Know About Buying a Foreclosure.” Here’s the 5th post of the series:
- Condition – Foreclosures are always offered for sale in AS-IS condition. What that means in street language is, “What you see is what you get!” It also means “Buyer Beware!” The message the banks are trying to send is that they are not interested in doing any repairs on the property, regardless of the extent of any such needed repair(s).
NOTE: This does not mean the buyer is not entitled to perform a professional home inspection, termite inspection, and any other inspection(s) desired (at the buyer’s expense), but AS-IS means if any repairs are called out or identified by inspector(s), the bank/seller reserves the right to refuse to perform them. So the term Caveat Emptor (Buyer Beware) comes to mind. The best advice is for the buyer and the buyer’s agent to do a thorough physical/sight inspection of the property BEFORE submitting an offer on a Foreclosure, and then follow through with a thorough professional home inspection AFTER securing an accepted contract.
An experienced, knowledgeable, professional Buyer’s Agent can be invaluable during this process/phase, so please be aware, be wise and be careful.
4th Thing You Should Know About Buying Foreclosures in Gilbert, Arizona
In the first three installments of this series (1st Thing You Should Know About Buying Foreclosures, 2nd Thing You Should Know About Buying Foreclosures, 3rd Thing You Should Know About Buying Foreclosures), I wrote about defining Terminology, Pricing and Multiple Offers as they relate to “Things You Should Know About Buying a Foreclosure.” Here’s the fourth post of the series:
- Response Times – There have been instances where certain banks have taken as long as 2-3 weeks to respond to an offer from a buyer on a Foreclosure. However, in my experience the average response time from banks is typically 2-3 business days. Of course the case load of the specific asset manager, the proficiency of the listing/seller’s agent, and numerous other factors can increase response times, which is why there is no predetermined or predictable response time by banks to offers for Foreclosures.
The standard Arizona Association of REALTORS Resale Purchase Contract contains a section in which the Buyer’s Agent can specify a finite expiration date and time, but there’s nothing in the contract that requires the bank/seller to respond to the offer. I normally recommend setting the offer expiration at least 2-3 business days beyond the offer submission date. Protection is thus afforded the buyer so that the offer will not be ‘good’ indefinitely, but it still allows the bank/seller a respectable period of time during which they can respond before the offer technically expires. When in doubt, consult with your Buyer’s Agent about potential response times and expiration dates.
Are FHA Appraisals Hurting the Real Estate Market and Shunning FHA Buyers?
In an exercise of great restraint, I’m going to refrain from leaping into a major rant on current HUD rules and regs, and the often disastrous ramifications of those rules and regs in the real estate market. Oh wait – did I already commit a ‘ranting’? Great gobs of goose grease! Now let me tell you a story, and then you can tell me what you think. Fair enough?
I just yesterday submitted a very strong, clean offer on behalf of a client for a home that she fell in love with in only 30 minutes! Granted, no home buyer should allow their emotions to dominate a real estate decision, but in the real world, it happens.
This home buyer (my client) has been fully pre-approved by my preferred lender, a man of integrity with whom I’ve worked for several years. In short, my client’s financial strength is as strong as an ox.
The offer itself was as strong as any seller could possibly hope for. However, late this afternoon I received a text from the listing/seller’s agent, politely rejecting the offer. No counter offer. No apologies. No thank you’s.
Why did the seller make such an aversive decision? Because my client would be financing the purchase with an FHA loan. Plain and simple, the seller does NOT want to deal with the risks and pitfalls of a transaction involving an FHA loan.
Now it’s your turn to ask — why? Why in the world would a property seller refuse an incredibly attractive offer just because she’s using an FHA loan?
FHA has what are commonly called ‘flipping rules’, meaning if the property being purchased has been owned by the seller less than 90 days, then certain rules and requirements are automatically invoked. One of those requirements is that two (2) separate appraisals must be performed on the property. You might be thinking, “So what’s the big deal?” To which I respond, appraisals are an art, not a science. They are opinions of value provided by licensed appraisers. And as such, it’s not uncommon to have appraisals on a given property come in at drastically different values. Can you see where I’m going with this?
Cutting to the chase, the sellers rejected my client’s offer because they simply did not want the hassle and risk inherently involved with FHA financing. Are they entitled to their decision? Yes. Is such a rejection becoming more and more common in this market? Yes. Is it reasonable to assume that such decisions by sellers are hurting the market? Yes. Are the crappy appraisals (that we are often forced to accept) a travesty to the real estate market? Yes.
All of the foregoing Yes’s are nothing but my opinion. Do you agree or disagree? I would love to hear your thoughts!
Meanwhile, my client has just re-filled her Prozac prescription.
3rd Thing You Should Know About Buying Foreclosures in Gilbert, Arizona
In the first two installments of this series (1st Thing You Should Know About Buying Foreclosures, 2nd Thing You Should Know About Buying Foreclosures), I wrote about defining Terminology and Pricing as they relate to “Things You Should Know About Buying a Foreclosure.” Here’s the third post of the series:
- Multiple Offers – If a Foreclosure is in decent condition and is priced aggressively, the property will almost always attract multiple offers from multiple buyers in a very short time. When that happens, the bank’s asset manager will sometimes simply choose the offer/buyer that s/he likes the best, and the other offers will be rejected. However, sometimes the bank’s asset manager will issue an invitation for all buyers to submit their “Highest and Best” offer by a specified time (typically within 24 hours or less). Such ‘verbal’ negotiations are done via email between the listing/seller’s agent and the buyers’ agent, but with this technique each buyer is given the opportunity to modify the price, terms and/or conditions of their original offer. And of course, the bank’s objective is to secure the highest and best offer possible.
If your Buyers’ Agent has run the current comps, and you’re confident that the property is priced well and will most likely attract multiple offers, then you might want to seriously consider submitting your Highest and Best offer – upfront. Every buyer wants the lowest and best deal possible, but all factors and circumstances of each individual property must be taken into account. If the property appears to be priced above current comps, then you can adjust your offer strategy accordingly. Just remember that if multiple offers are submitted on the property, your chances of securing a successful contract are drastically diminished if you don’t submit a very competitive offer.
Bill Clinton Talks Economics on Late Show With David Letterman
If you didn’t catch former President Bill Clinton the other night with David Letterman, I really encourage you to take it in. The man has some very insightful comments and ideas, well worth the time.
2nd Thing You Should Know About Buying Foreclosures in Gilbert, Arizona
In the first installment of this series (1st Thing You Should Know About Buying Foreclosures), I wrote about defining Terminology as it relates to “Things You Should Know About Buying a Foreclosure.” Here’s the second post in the series:
- Price – Truth be told, there are no general pricing rules on how banks price any given Foreclosure. Some of them are priced 10-15% below current market values, often resulting in multiple offers and mini-bidding wars among buyers. That in turn often results in a sales price that’s higher than the asking price. Other Foreclosures are priced at or even above current market values. The key to buying a Foreclosure at a good price is to research the most current comparable sales, accurately assess the property’s condition, and then structure the offer appropriately.
NOTE: I still occasionally run across a home buyer who says something like this to me, “I’ve never paid sticker price for a car, and I’ll be damned if I’ll pay sticker price for a house.” My response is simple – buying a house is not the same as buying a car. Automobile dealers put a ‘sticker’ retail price on a product and at the same time know that a substantial portion of consumers will attempt to negotiate a lower price. The biggest difference between pricing cars and pricing houses is that there are no two homes that are exactly the same. Hence, each residential property is priced on its own merits. So when a buyer looks at a house, and tries to assess its relative value in the current market, the asking (‘sticker’) price is irrelevant. What matters is what I said before –> what have other, similar properties actually Sold for in recent times? Be wise in your home shopping, and be sure to ask your Buyer’s Agent to run the recent ‘comps’ on any property that you’re seriously considering.
