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Hungry home buyers are being beaten out by real estate investors
When Joel Flores learned that his girlfriend was pregnant, he decided it was time to get serious about buying his first home. After 12 years of saving up, the 38-year-old computer technician set his eye on South Florida’s depressed foreclosure market, certain he could land a steal.
But like many other middle-income Floridians looking to buy a home, he found savvy real estate investors were beating him to the punch on foreclosure properties in the under-$150,000 market.
As South Florida’s home sales have continued to outpace national trends, distressed-foreclosure properties are still dominating the south Florida real estate market, with more than half of all homes and condos sold last month at some stage in the foreclosure process or short sale. Cash happy investors have been scooping up these bargain basement deals at a fast clip, often before middle-income buyers can get financing.
According to figures released Thursday by Florida Realtors, South Florida’s sales of existing homes and condos saw increases in June compared to the same month last year, even as national sales slumped with a post-tax-credit hangover. Miami-Dade sales of single-family homes increased 1 percent to 686, and condominium sales jumped 33 percent to 855.
In Broward county, single-family home sales were down 2 percent year-over-year to 862 in June, and 1,003 condo sales represented an 8 percent increase for the year.
Year-over-year prices are down nearly across the board, and a deeper look offers up one reason for the ever falling home values: Most of sales taking place these days involve distressed, discounted properties. Short sales and purchases of bankowned properties accounted for 60 percent of home sales in Miami-Dade last month, and 56 percent of real estate sales in Broward County. Nationally, distressed properties have accounted for about 30 percent of sales this year.
With plenty of home owners still defaulting – South Florida has had 95,357 foreclosures in the first six months of 2010 – real estate investors from across the country and abroad have decided to come to the rescue, cash in hand, and often to the detriment of people needing a mortgage to buy a home.
“It’s outrageous,” Flores said. “Investors have a pretty good monopoly on it.”
Since foreclosures sell at an average discount of about 25 percent, their dominance of the local real estate market – and the presence of investors negotiating all-cash deals – have put additional downward pressure on average home prices.
Median sales prices for single-family homes in Miami-Dade were $203,300 in June 2010, down about 4 percent from June 2009. That price represents an increase of 3.4 percent from May. For Miami-Dade condos, median sales prices were $128,800 in June, down 9 percent from the same month a year earlier.
In Broward, the median single-family home sold for $209,600 in June, up 2 percent from the year before, but down 3 percent from May. Broward condos saw their median prices slip to $78,600 last month, down 6 percent for the year and 3.5 percent for the month.
Statewide, median home prices were at $143,400 in June, down 3 percent for the year. Florida condo prices found a median at $95,000, down 16 percent for the year.
The low prices and deluge of foreclosure filings have given real estate investors plenty of properties to choose from.
Tough deals
Dominguez, president of Foreclosure Investment Systems, said market forces are at play, and while those forces tend to prefer investor cash over the often-uncertain financing of the average buyer, the market may actually be protecting the novices from themselves.
He said he has watched many unprofessional buyers try to take advantage of a foreclosure deal, only to be frustrated by how difficult and unpredictable the process is. Many inexperienced buyers, he said, have had to learn the hard way that along with deep discounts, foreclosures often come with baggage – huge repair bills, complex contracts and other unexpected problems. Without proper contractors to do the repairs, most new investors run into difficulties.
“It’s a very dangerous thing to do,” he said of buying foreclosures without having full knowledge of the process. “But it’s a fair competition. Whoever offers the most takes it. If you don’t know what you’re doing, you could end up spending a lot of money.”
Flores said the discounted prices encouraged him to take the plunge into home-ownership after more than a decade of preparing for it financially. But each time he tries to pick up a low-priced home, he said, he finds savvy, well-connected investors standing between him and his property of choice. One investor even offered to buy Flores’ property of choice at auction and sell it to him at a 20 percent premium.
Condo-mania
Swarm toward Broward County condos has intensified this year. “We’ve seen a lot more with investor interest,” pointing to Broward County’s off-peak prices as the main draw. “I’d say on average they’re getting between 10 and 12 percent return on investment.”
While some investors, like Dominguez, aim for a quick flip, the Broward buyers D’Souza has worked with are using acquisitions to generate income from rental homes.
In Miami-Dade, investor interest has sparked bidding wars in the under-$100,000 market, an analysis from Esslinger-Wooten-Maxwell Realtors shows. Single-family homes selling at five-figure prices account for 20 percent of all sales and spend an average of 67 days on the market, down from 98 days last year and less time than any other price bracket. Short sales are up astronomically, with 562 single-family short sales in the second quarter of 2010, compared to just 10 in the same period last year.
The average short sale is purchased after about five months on the market, down from about 10 months a year ago. Bank-owned properties are being scooped up after an average of 37 days on the market, compared with 77 a year ago.
Flores, who has about seven months until his first child is born, said he plans to continue his search for a high-quality, low-cost foreclosure deal.
“I’m going to keep trying,” he said. “But from what I see my chances of getting a foreclosure deal are pretty low.”
Copyright © 2010 The Miami Herald, Toluse Olorunnipa. Distributed by McClatchy-Tribune Information Services.
Rental Home Scam in Wellington
Albert Linden did not own the luxurious house he told desperate potential renters they could call home for surprisingly low monthly rent. In fact, he was leasing the property from a landlord – although he’d never actually paid rent, according to the Palm Beach County Sheriffs Office.
Linden, 44, told people they could rent either the whole $1.9 million house at 13305 Indian Mound Road, or individual rooms, but then he stole the deposits and never delivered the door keys, sheriff’s Deputy Tom Turner said today .
Law enforcement is on the hunt for the Connecticut native, who posted ads on various websites including Craigslist.
Linden is charged with one count of organized scheme to defraud and 14 counts of grand theft.
He has bilked unwitting renters of at least $40,000, including $20,000 he tricked one man into believing would go toward a down payment to buy the house, Turner said. Linden typically pocketed $400 to $1,000 deposits from renters, authorities said.
Turner called Linden a “con artist of the first degree,” who advertised rooms and homes under “The Tropics Wellington” and “Stallion Holidays,” which aren’t licensed in the city or county for rentals.
“They looked legitimate,” said sheriff’s Cpl. Paul Rubino. “But when you looked up the company, you would see it isn’t legitimate. Sadly a lot of people don’t do that.”
Another 10 to 15 people have contacted the sheriffs office about being scammed by Linden, Turner said. “He’s very articulate and very smooth and very convincing,” Turner said.
Staff researcher Niels Heimeriks contributed to this report.
Tips to help avoid real estate scams:
- Always use a Realtor to help find rental properties. Our real estate agents provide their services for FREE! Not just that, but in most cases we will even cover the applications costs when you sign a lease with an apartment complex. Using a Real Estate ensure you are not scammed as the deposits are placed in escrow.
- If a deal seems to be too good to be true such as renting a four-bedroom house for $1,000 a month, for example, it probably is.
- Look for red flags: Check the state Division of Corporation’s website at www.myfloridalicense.com to make sure a real estate company exists before doing business with it.
Don’t be another victim of Real Estate scam artist – Use a licensed Real Estate brokerage.
Foreclosure vs Short Sale
Let’s go through and evaluate the differences between a Foreclosure vs. Short Sale. We encourage your comments, suggestions and opinions, which you can leave at the bottom of the page.
When you fall behind on payments and/or can no longer afford to pay your mortgage, or decide that you are too far underwater (property is worth less than what you owe), the bank will start the foreclosure procedures to recover the property. As the homeowners or mortgagee you know when you stopped making the payments, and should expect to receive a foreclosure notice along with several calls from the lender within the next three months. Normally on the fourth month, most banks file a foreclosure with the local county courts. Hopefully by this time you have made some sort of decision on what to do, and here are some of your options:
Do nothing about the foreclosure – The bank or lender will proceed with the foreclosure, win the case by default, recover the property, and evict anyone living on the grounds. This is the worst decision you can make!
Start a Short Sale – You come to our office and one of our short sale professionals can evaluate your case and collect the information required by the lenders for a short sale. Your property is then listed for sale at a discounted price, approve by the lender. In this situation the lender agrees to accept a discounted pay-off on the amount owed in lieu of not having to spend the money for a foreclosure proceeding, making repairs on the house, and then having to re-sell.
Foreclosure defense – You find a Real Estate attorney and defend the foreclosure in court. In many cases this can prolong and delay the foreclosure process for a while, but normally the result is still the same – the bank takes the property and evicts anyone on the property. The foreclosure can stay on your credit for up to 7-10 years, along with the possibility of a deficiency judgment.
Let’s take a look at some of the Pros and Cons of Foreclosure vs Short Sale
Doing nothing
The Pros – You did nothing, wasted no energy and the bank took the property back.
The Cons – You can and most likely will end up with a deficiency judgment. This can stay on your credit for up to 10 years.
Foreclosure Defense
The Pros of Foreclosure Defense – When you hire a real estate attorney to defend your foreclosure situation, normally this prolongs the foreclosure process, giving you some time to save up some money to get back on your feet. This process also forces the banks to provide proof they are the legal holders of the note, and have the right to foreclose on the property. During the prime real estate times, many notes were sold, and all kinds of things were done with them, making the true note holder undetermined. In some case, very rare, the real estate attorneys have been able to forgive some homeowners of their debt, due to the banks not having their paperwork in order.
The Cons of Foreclosure Defense – The outcome is normally always still a foreclosure on your credit, which can stay on your credit report for upto 7-10 years. This damage to your credit can prevent you from buying another property, and even prevent you from getting that job you wanted, as many employers now review credit reports when hiring new employees.
Short Sale
The Pros of a Short Sale – When you short sale your house, we negotiate with your lender(s) to sell the house for less than what you owe. A short sale creates less impact on your credit than a foreclosure, basically showing your late payments, and a short sale on the property. Lately, a short sale has become more acceptable as a huge amount of homeowners with a mortgage on their properties owe more than what the house is worth.
Cons of a Short Sale – When you short sale your house, you will normally receive a 1099-C from the IRS. This is a cancellation of debt, since the lender reduced the amount that was owed to them, they had to take this loss and file it with the IRS. If the property you did the short sale on, the amount is normally forgiven, but if it was an investment property you should consult with your CPA as you might owe taxes on the amount that was forgiven.
There are no real winners in either of these situation, it depends on the individual as to what decision they choose to make. We all have different values, and different goals.
In most situations, a short sale is the better answer, and it is more widely accepted.
Most banks prefer to accept a short sale on a property, as this reduces their expenses, costs and time the negative asset stays on their books. When a bank has to foreclose on a property, they have to spend money for the attorney to file the claim, then if it is fought with a real estate foreclosure defense attorney, this can become costly for the banks. During this time when they are trying to foreclose on the property, they are not just loosing out on interest on the loan, but also accruing debt on the property – such as association fees, taxes, and property insurance. Not just that, but normally when the lender receives the property back there is damage that must be repaired prior to re-selling the property. On top of the repairs, they also have to maintain the property and pay any homeowner or condo association fees. In most cases foreclosed properties sell below market value, further depreciating the real estate market value of other properties in the neighborhood, and further creating losses for lenders.
When a Bank or Lender accepts a short sale, they reduce their legal expenses, create less risk for the property as the homeowner normally takes care of the property until sold, and reduce the depreciation of the real estate market in a whole, as normally short sale properties can be sold for slightly more than a foreclose property – since the homeowner took better care of the property.
What is your opinion on Short sale vs Foreclosure? Let us know below in the comment box.
Commercial Real Estate Prices Rose
Commercial real estate prices rose 3.6 percent in May, according to Moody’s / REAL Commercial Property Price Indices CPPI. This is the second consecutive month of increases – prices were up 1.7 percent in April.
“The positive news of increasing prices over the past two months is tempered by low transaction volumes, forecasts for slowing macroeconomic growth and the rising risk of a double dip recession,” said Moody’s managing director Nick Levidy in a statement.
Prudential Financial executives, speaking at a market outlook discussion, said they were “reluctant optimists” about commercial real estate. “As it cranks up, it’s going to start going pretty quickly in the next three, four years,” he predicted.
Sources: The Wall Street Journal, A.D. Pruitt (07/19/2010) and CNBC.com, Jeff Cox (07/21/2010)
“The positive news of increasing prices over the past two months is tempered by low transaction volumes, forecasts for slowing macroeconomic growth and the rising risk of a double dip recession,” said Moody’s managing director Nick Levidy in a statement.
Prudential Financial executives, speaking at a market outlook discussion, said they were “reluctant optimists” about commercial real estate. “As it cranks up, it’s going to start going pretty quickly in the next three, four years,” he predicted.
Sources: The Wall Street Journal, A.D. Pruitt (07/19/2010) and CNBC.com, Jeff Cox (07/21/2010)
Plantation Real Estate, Broward County Florida
If you are interested in Plantation Real Estate and city information you have come to the right place, our Plantation Realtors enjoy the services they provide to their home buyers, sellers, and renters.
The city of Plantation is located in Broward County Florida, bordered by the City of Sunrise and Lauderhill to the north; Fort Lauderdale to the East; the town of Davie to the South; and Sunrise and Davie to the West. The city is comprised of approximately 21.93 square miles, with an estimated population of 87,000.
Zip Codes in Plantation are: 33311, 33312, 33313, 33317, 33318, 33322, 33323, 33324, 33325, 33327, 33337 and 33388
With a population of less than 500 and a budget of $1,288, the City of Plantation was incorporated on April 30, 1953. The residents of Plantation incorporated to provide control over building and to keep other cities from coming in and taking over their area. The first Council Meeting was held on May 11, 1953 in an old feed warehouse near the intersection of East Acre Drive and Broward Boulevard. This site would be later used for the construction of the first City Hall, Fire Station and Police Department.
The city’s name comes from the prior owner of the land the Everglades Plantation Company. The official motto of the city is “The Grass is Greener.”
Did you know? Plantation City Hall was the backdrop for part of the film, There’s Something About Mary. Mary’s childhood home was also filmed a few miles from City Hall. Plantation Golf Course was also the site of the famous Caddyshack pool scene.
In 2008 Plantation was named one of the Nation’s 100 best communities for Young People by the America’s Promis Alliance.
Plantation real estate offers a wide variety of housing choices. Residents are able to select from virtually any neighborhood in the area and find a great number of townhouses, condominiums and homes to fit any budget.
Here are some Homes for Sale in Plantation – Search l
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Plantation public schools are provided by Broward County Schools.
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Plantation Public Elementary Schools
Plantation Public Middle Schools
Plantation Public High Schools
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Search Plantation homes for sale and get complete access to all available homes for sale on the Plantation MLS. Our Plantation real estate agents can provide sellers with a Plantation CMA (comparable home sales) using OCSRealty’s real estate tools. With experienced, local Plantation real estate agents who know the area, OCS Realty can help you sell or buy a home in Plantation, Florida.
There are several Communities in Plantation for you to call home, there are even several homes for rent in Plantation Florida.
Here are some of the Communities in Plantation Florida:
Bayberry Village
Breezeswept Park Estates
Bridgewater at Plantation
Canterbury
Central Park Lake
Cobblers Village
Coco Plum Estates
Cross Creek
East Plantation
Eldorado Estates
Fairway Cove
Fountain spring
Fox Run
Golf View Heights
Green Acres
Hawks Landing
Jacaranda Cay
Jacaranda Country Club
Jacaranda Cove
Jacaranda Enclave
Jacaranda Lakes
Jacaranda Parcel
Jacaranda Pointe
Jacaranda Villas
Lago Estates
Lago Mar Colony
Marcano Estates
Mayfair
Mayfair at Jacaranda
Minto Plantation
Mirror Lakes Estates
New Orleans Villas
Nob Hill Estates
Pebble Creek at Jacaranda
Plantation Acres
Plantation Estates
Plantation Gardens
Plantation Isles
Plantation Park Lakesites
Quatraine
Sala Del Mar
Shannon Estates
Sunset Cove
Sunset Cove at Jacaranda
Ventana
Village Gate
Wedgewood Estates
Willow Pond
Property appraised value does not support the contracted sale price
Think about it; You searched the MLS, saw several properties with your Realtor, and finally found the one! You sat down with your Real Estate Agent and submitted you offer, performed a home inspection, and then the property appraised value does not support the contracted sale price. Now what do you do?
The biggest hurdle to closing in an uncertain market is the lack of comparable properties, especially with FHA and VA loans that require comparable to be within a certain time limit. To bridge the gap between in these under appraised property values, some realtor do a CMA with recent comps. Still, this does not mean the appraiser will budge. So what now?
If the comparable properties suggest the appraiser has undervalued the property, the buyer’s agent and the listing agent must get together to send supporting documents to Fannie Mae and ask for an adjustment.
Questioning comps in transactions involving VA loans has gotten easier since the implementation of the so-called “Tidewater Initiative” in 2003. It allows any party of a real estate transaction to supply market data and information on recently sold properties to a VA appraiser through a designated third-party contact. Tidewater lets you use comparable outside of your area and other material justifications to support a price.
FHA underwriters prefer to see data on two comparable properties that sold in the last 90 days, one that has sold within the past six months, and one that’s currently on the market. In some neighborhoods, that’s hard to find. Your Realtor must be comfortable asking appraisers to help them understand where they got their comparable. You can also hire a second appraisers to present another evaluation of value.
The Home Valuation Code of Conduct, or HVCC, has taken away the power of lenders to do quick closings. The federal regulations, meant to ensure the integrity of the appraisal process, requires that appraisers are assigned by a third party, such as an appraisal management company.
If an appraiser is not familiar with the neighborhood or property type, the result could be a value that’s way off base.
In transactions involving a foreclosed home, it’s not unusual for the bank that owns the property to balk at a valuation that it sees as being too low.
To make the real estate transaction work, a CMA just does not cut it any more,. Your Realtor has to take the time to submit a report that paints a picture of the property’s condition and a neighborhood that the banker has never seen.
To prevent all these problems, Realtors at OCS Realty, llc are asked to always perform a CMA on properties before they submit a contract for the buyer. When the Real Estate Agent performs this CMA, it will provide you, not just with information on the home value, but ensure that your purchase will go through smoother!
Pompano Beach Real Estate
If you are interested in Pompano Beach Real Estate and city information you have come to the right place, our Pompano Beach Realtors enjoy the services they provide to their home buyers, sellers, and renters.
The city of Pompano Beach is located in Broward County Florida, bordered by Deerfield Beach and Hillsboro Beach to the north; Sea Ranch Lakes and the Atlantic Ocean to the East; Fort Lauderdale and Oakland Park to the South; and Coconut Creek, Margate and North Lauderdale to the West. The city is comprised of approximately 25.8 square miles, with an estimated population of 103,000.
The city has about three (3) miles of beachfront that extends from the intersection of State Road A1A and Terra Mar Drive to the Hillsboro Inlet.
Zip Codes in Pompano Beach are: 33060, 33061, 33062, 33063, 33064, 33065, 33066, 33067, 33068, 33069, 33070, 33071, 33072, 33073, 33074, 33075, 33076, 33077, 33093, and 33097
The City of Pompano has been incorporated twice, once on July 3rd 1908, and then in 1947.
Pompano Beach real estate has also been listed as one of the top real estate markets, being featured in CNN, Money and the Wall Street Journal as one of the country’s top vacation home markets.
Pompano Beach is home to some of the world’s best sport fishing. Pompano’s Annual Fishing Rodeo is a weeklong event held each May that hosts anglers from around the world. For those who prefer their fish at the end of a fork rather than a fishing line, the annual Seafood Festival is a sure way to catch your fill.
Its name is derived from the Florida pompano (Trachinotus carolinus), a fish found off the Atlantic coast.
Pompano Beach Airpark, located within the city, is the home of the Goodyear Blimp Spirit of Innovation.
Pompano Beach real estate offers a wide variety of housing choices. Residents are able to select from virtually any neighborhood in the area and find a great number of townhouses, condominiums and homes to fit any budget.
Here are some Homes for Sale in Pompano Beach – Search Pompano Beach Real Estate
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Pompano Beach public schools are provided by Broward County Schools.
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Pompano Beach Public Elementary Schools
Pompano Beach Public Middle Schools
Pompano Beach Public High Schools
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Search Pompano Beach homes for sale and get complete access to all available homes for sale on the Pompano Beach MLS. Our Pompano Beach real estate agents can provide sellers with a Pompano Beach CMA (comparable home sales) using OCSRealty’s real estate tools. With experienced, local Pompano Beach real estate agents who know the area, OCS Realty can help you sell or buy a home in Pompano Beach, Florida.
There are several Communities in Pompano Beach for you to call home, there are even several homes for rent in Pompano Beach Florida.
Here are some of the Communities in Pompano Beach Florida:
1500 Ocean Club
701 Condo
Admiralty Towers
Aqua Lofts
Aquamarine
Aristocrat
Atlantic Urban Village
Atlantic View
Avalon Garden Estates
Banyan Tree
Beach Haven
Beachway Manor
Bel-air Isle
Bermuda House
Bermuda Isles
Blount Bros
Boulevard Park
Briny
Caliban
Century Plaza
Christopher House
Claridge
Coconut Grove Villas
Conch Key Villa
Conch Key Villas
Country Club Isles
Cypress Bay Estates
Cypress Cove
Cypress Grove
Cypress Harbor
Cypress Isles Estates
Cypress Lake
Cypress Lake Estates
Cypress Point
Emerald Tower
Fairview Pointe
Flora Gardens
Fords Manor
Garden Isles
Gateway
Hampton Beach Club
Harbor Village
High Ridge Estates
Hillsboro Bay By The Sea
Hillsboro Executive Club
Hillsboro Harbor
Hillsboro Light
Hillsboro Pines
Hillsboro Shores
Jamaica House
Lakeside
Luna
Lyons Park First
Manzo Mar
Misty Oaks
Mystic Palms
Nobel Point
Norwood
Ocean Colony
Ocean Enclave
Ocean Heritage Club
Ocean Monarch
Ocean Park Estates
Ocean Pearl
Ocean Place
Ocean Townhouses
Ocean Walk Villas
Oceanside
Orchid Grove
Palm Aire
Palm Aire Country Club
Palm Cove Lofts
Parliament House
Pelican Harbor
Perry & Wells
Pine Crest
Pinehurst
Playa Vista
Pompano Aegean
Pompano Atlantis
Pompano Beach Club
Pompano Beach Golfview
Pompano By The Sea Re
Pompano City Place
Pompano Farms
Pompano Isles
Pompano Shores
Pompano Surf Club
Pompano Yacht & Beach Club
Renaissance
Renaissance 2
Rio Espana
Rivergate
Riverside Grande
Riverside Lofts
Riverside Terrace
Riverside Towers
Santa Barbara Estates
Santa Barbara Place
Santa Barbara Shores
Santa Maria Harbor
Santamaria
Sapphire Bay
Sea Monarch
Sea Pointe
Seacrest Towers
Seapointe
Seville House Corner
Silver Beach
Silver Thatch
Silverbeach Townhomes
Snug Harbor
Sonata Beach Club
Terra Mar
Terra Mar Island
The Breakers
The Criterion
The Pointe
The Wittington
Tiffany Gardens
Wahoo
Waters Edge
Westfield
Mortgage Financing falls through at the last minute
Just imagine; You found a home in Broward County that you were interested in buying, wrote a contract, spent money on home inspections and a appraisal. Then on the day of closing you financing falls through at the last minute. what now? Not just can this be a very frustrating situation, but a costly one as well.
Tighter mortgage underwriting standards make it more critical than ever for home buyers to make sure they are qualified for the home purchase.
However, because of new requirements under the Real Estate Settlement and Procedures Act (RESPA), many lenders are no longer issuing mortgage pre-approvals, only mortgage pre-qualifications. Homebuyers should make sure their mortgage broker, or lender has verified their income and assets. It’s best to talk to someone face to face and make sure they have thoroughly gone throughout the mortgage application. This provides you with a little confidence that your mortgage will be approved on closing day.
Tighter lending standards and heightened concern about mortgage fraud also mean more time consuming paperwork. Mortgage brokers have had to relearn the loan underwriting process, double check all paperwork, and ask all the questions up front.
For example; not only do FHA home buyers who receive funds from a family member have to disclose the gift and its source, but the person making the gift must also show where the funds came from. It’s easy to overlook this loan requirement, but the mortgage will not fund without it.
New condominiums can be a particular loan challenge because the FHA requires that fifty (50) percent of the development’s units must be under contract before the they will approve financing for individual condos. Unless an exception is made, a buyer will have to shift out of an FHA mortgage product. Lenders are also asking to see statements of homeowner’s association reserve funds prior to approving a loan. This can create a great deal of difficulty at the last minute if the HOA isn’t cooperative.
So how do you make sure your mortgage financing does not fall trough at the last minute? Make sure you use licensed real estate professionals that will closely monitor not just your real estate contract, but your mortgage process as well.
Realtors at OCS Realty, llc. are required to turn in copies of the Real Estate contract along with pre-qualification letters of the buyers to ensure that your home purchase will close.
