Nigel Chapman | Altoona Iowa Real Estate for Sale: April 2009

If you are a home seller and your property remains unsold for a long period of time, there are a lot of possible causes. Here are some of the possible reasons why your home has not sold.

You're selling your property at too high a price

Homes that are not sold immediately are priced too high. Even if buyers love your neighborhood, think your house has awesome curb appeal, they will walk away if they find out the price and it is too high . If you really want your property to be sold immediately, then it would be better to make necessary adjustments to your price. Consider the exact market value of your house then check on the trends in your area to determine if your price is reasonable or not. Keep in mind that you possible have a lot of competitors and overpricing your property will hurt you. Although some buyers could even offer you your list price, the appraiser could reject the price and the transaction will fall apart within a few days of your anticipated closing. Just imagine, the utilities are about to be changed, you are living from boxes, cannot wait to get the keys to your next new home and wham! The appraiser does not agree with your price and the buyers lender stops the transaction!

Your property's condition

Due to the increased number of homes being sold in the current market, your property should be priced competitively. Your property should even look as good the newly built homes to attract buyers. If you're able to market your home properly, then you're sure to get a lot of prospective buyers. You can do this by carefully examining your home. Check out the possible repairs that your house needs. Does your house needs repainting or your plumbing need fixing? Try putting your feet into the buyer's shoes. A house that needs a lot of repairs would definitely not be appealing to you. Most buyers want to move in immediately after purchase. It would be good if you will make some necessary make-over to your house by repainting the walls and ceilings. Refinishing hardwood floors and having carpets professionally cleaned would also be a good way to attract buyers.

Location of your property

This is probably overrated but the location of your property is a huge factor in it being sold quickly. Most buyers would prefer a home that is accessible to almost every facility that they will need. Usually, homes that are near the church, near the school, and near the office are sold faster than those that are not. Buyers also take into consideration the crime rate in the neighborhood. Aside from that, most buyers also tend to check the entire neighborhood's ambiance and look. For each of these qualities that your home does not meet, you should consider a price adjustment.

 The marketing strategy used is not working

A Listing agent is responsible for marketing your home to the maximum number of buyers. Over 80% of buyers use the internet to research the homes they will consider buying. Is your listing brokerage internet savvy? Do they have upgraded Realtor.com listings? Do they feed their listings out to as many other internet websites (including their competitors) as possible? Please note that many traditional companies tell you they want all agents to sell your home, but in reality they are trying to keep all the commissions for themselves! If you have concerns about this, then perhaps you should be looking at other listing agents.

Homes are "just not selling" in your neighborhood

For obvious reasons, you won't be able to sell your home if sales in your area are very low. Usually, there are trends of sales within a certain location. Some locations or neighborhoods may have good sales while other places don't even have a single property sold. Another reason is that many markets currently have more homes on the market than potential buyers! If that's the case, the best possible solution is to sell your property at a very low price. Although this strategy is not popular with sellers, it is still effective if your goal is to sell your property quickly. If this situation could result in less money than you require to satisfy your mortgage, talk to a short sale expert and see if they can assist you. A Certified Distressed Property Expert is a great resource.

Your property can't be accessed by potential buyers

For you to be able to sell your property immediately, it has to be readily accessible. Does your agent have a lockbox on the home? Are they members of the local Multiple Listing Service? Are they part of a national company thus ensuring clients relocating into state can find your property? Short notice viewings will also help. Demanding 24 hours notice will not encourage a buyer or their agent to view your home. Please consider, the easier it is for us to see your home, the higher your chances of getting a prompt sale.

To contact a Distressed Property Expert in your area, please contact the Author.

Nigel Chapman, Certified Distressed Property Expert

515 321-8094 Nigel@RealEstateConcepts.net

Read all my blogs at http://www.DesMoinesBlogger.com

Nigel Chapman, Managing Partner, RE/MAX Real Estate Concepts, 550 36th Ave SW, Altoona, IA 50009. Each office independently owned and operated. Equal Housing Opportunity. Licensed to sell Real Estate in Iowa.

Homes may contain cracks in walls and floors, though these may not be a serious problem to the home's stability, other problems may be present. Something that can't be easily noticed and observed, especially by the naked eye could be working its way through the cracks and crevices. Actually, what people do not realize is that this invisible threat is possibly already present at their home. This threat is so harmful that it can cause lung cancer and is even ranked as the second leading cause in the United States.

The culprit is called Radon Gas. Just the fact it is a gas, gives cause for concern. In general, Radon Gas is formed from the decomposition of Uranium in the soil. This gas enters the home through the cracks or holes in the walls and floor of the home. Once the gas has entered the house, it will continue to accumulate and hang around. Usually, the gas hangs out in places like basements and other areas that are low and enclosed. Radon continues to accumulate until the gas reaches high levels that can cause toxicity. A safe level of 4 pico curies per liter is determined by the Environmental Protection Agency of the US Government. This is actually the average reading for a 48 hour period. When people are exposed to this gas for a long time, harmful effects are likely to happen.

How widespread is the problem of Radon? The Radon gas has been detected in all homes at 50 states. However, there are certain areas wherein Radon is more prevalent than others (http://www.epa.gov/radon/zonemap.html), although no area is free of traces of Radon. The Radon found in these areas is either man-made or naturally occurring in the environment.  Homes that are built close to old mines are more susceptible to Radon; however, the best way to determine Radon contamination is to have your home tested.

There are two ways to test Radon - passive and active testing. For active testing, there are devices that measure the levels of Radon constantly in a specific area in the house and results are then displayed. However, for passive testing, samples are gathered over a long time and then mailed to a lab for further analysis. Any of these methods would alert you to the risks for Radon toxicity. There are also do-it-your-self kits for passive testing. This is done by leaving the test kit in the most susceptible area of the house to be able to gather Radon samples.  The samples would then be carefully examined by an expert. Another option would be to hire an expert to conduct the testing and analysis. More information and resources can be found at the EPA website. (http://www.epa.gov/radon/zonemap.html)

Once Radon concentrations are found at your home, it would be best to minimize it and prevent further contamination by sealing cracks and holes at your home. Ensure that the access points are effectively sealed through seeking the help of an expert. According to EPA, a homeowner would spend roughly $800 to $2500 for a radon mitigation system.

Radon is becoming a more important consideration if you're planning to buy a home. Here in Iowa, for example, Radon is very common.  Many relocation companies are now requiring homes to be tested for Radon.  Having said that, many Iowans will accept the risk of Radon over Scorpions, Rattlesnakes, Tropical Storms .......  J

Nigel Chapman, Certified Distressed Property Expert

515 321-8094 Nigel@RealEstateConcepts.net

Read all my blogs at http://www.DesMoinesBlogger.com

Nigel Chapman Managing Partner, RE/MAX Real Estate Concepts, 550 36th Ave SW, Altoona, IA 50009. Each office independently owned and operated. Equal Housing Opportunity. Licensed to sell Real Estate in Iowa.

Due to the overabundance of homes for sale and declining economy, a lot of homeowners are facing problems when trying to sell their homes. The competition of resale homes on the market, along with the increasing number of distressed properties, are causing prices to be driven downwards. Many people are finding that if they were to sell their homes, the money received would not be enough to pay the mortgage debts.

Recent years saw lenders giving "exotic" loans to people that perhaps should not have qualified for a loan. We are all familiar with 100% financing, 80/20 loans, even 105% Loan To Value mortgages. But what about NINA's (No Income given, No Assets given) or NINJA's (No Income given, No JOB stated or verified!! And no assets given)? Seriously - As long as your credit score was fairly good and you could fog up a mirror with your breath on a cold day - you could buy a house.

As a result mainly of the exotic and sub-prime loans, we are facing a huge housing crisis. Many of these people had the ability to pay. Many of them still could if the 5 year re-amortization or interest rate jump had not occurred. During the past year, many homes have entered distressed state or even foreclosure, because the lenders will not work with the homeowner! Recently the federal government gave billions to banks to bail them out, while banks continued to foreclose! In the past few weeks, public outcry has led to the banks to start to work with their borrowers. A lot of improvement is still required, but at least this is a start.

Imagine the impact a loan modification could have to a distressed homeowner? They will be able to continue making their payments and keep their home! It really should be this easy! A bank loses on average $50,000 per house it forecloses on. They would be much better off to do a loan mod and continue with the mortgage.

 This $50,000 saving is the reason why banks have finally woken up and many are willing to negotiate payment terms with homeowners who are facing a loan foreclosure. Instead of losing about $50,000, banks would rather earn small amounts from payments by homeowners. The problem now lies with homeowners because they do not know about loan modification. The media is all about broadcasting doom and gloom. If they would advertise loan mods, short refi's or the other methods for owners to keep their homes, the current housing industry problems would be eased

Loan modification is a definitive solution both for homeowners and lenders to prevent foreclosures and help the declining housing industry.

To contact a Distressed Property Expert in your area, please contact the Author.

Nigel Chapman, Certified Distressed Property Expert

515 321-8094 Nigel@RealEstateConcepts.net

Read all my blogs at http://www.DesMoinesBlogger.com

Nigel Chapman Managing Partner, RE/MAX Real Estate Concepts, 550 36th Ave SW, Altoona, IA 50009. Each office independently owned and operated. Equal Housing Opportunity. Licensed to sell Real Estate in Iowa.

Purchasing Properties Owned by the Bank

More people are becoming interested in purchasing properties owned by the bank. We often see information advertised promising to make us lot of money without having to put much effort - once we know the secret how to do it. In reality, there is no such thing as a secret method and in order to earn money, hard work is required.

What is REO?

REO means Real Estate Owned. This term is used for properties that are now owned by a financial institute, after being foreclosed upon due to inability of the owners to pay mortgage. However, you need to know that this is not the same as homes that are heading for foreclosure auction. If you are interested in purchasing homes sold during a foreclosure auction, you will have to pay the remaining loan balance including additional fees that was incurred during the foreclosure itself. Also, you need to be ready with cash at hand to pay for all of these. The home that you will acquire will also be "as is", meaning that if there are current residents in the house you will have to evict them. On the other hand, an REO property is often a greater deal and investment because it has less hassle. Actually, an REO property is a house that didn't have a buyer during the foreclosure sale. Since the bank is the owner of the property, it will be responsible for the eviction of the occupants, removal of liens, and issuing of title insurance policy.  REO's are exempt from completing a Sellers Property Disclosure, therefore you are not aware of any defects and cannot sue the seller if you purchase the property and find a defect.

Is it cost effective?

The most common misconception about REOs is that they are all great deals and you can make a lot of money from them. This is not totally true. If your intention is to gain profit from purchasing properties that are real estate owned, then you need to be very careful. Banks want to recover their money or even profit from every sale they make - do not assume the home is priced as a bargain. You will need to verify the real market value of the property that you want to purchase. You will also need to include in your costings the possible renovations, various repairs that the property will need and carrying costs. There are a lot of people who find success in purchasing REOs and reselling them. However, you need to consider that there are also some REOs that are not profitable.

Are you ready to invest?

If you're interested in purchasing REO's from banks, then you will have to negotiate with their REO department. Usually, these REO departments have their own real estate agents that list the REO properties on the MLS. If you see an REO property you like the look of, contact a real estate agent that is experienced with distressed property sales. You can ask the agent all the information that you need to know about the property so that you can check if it is worthy or not.

Typically, banks will just sell their REO properties "as is" without making necessary repairs or renovations. So before you close the deal with these banks, it is necessary that you make careful examinations of the property itself and check for damage. If you find any, your can often help you withdraw your offer to purchase. Most REO's require $1000 earnest deposit with the offer, a letter stating you have cash available or a mortgage pre-approval and contingencies are not acceptable. Keep in mind it is possible that your offer will be rejected or you will be presented with a counter offer from the bank. Your distressed property expert will assist you with all the negotiations, addendums, inspections etc.

For a distressed property expert in your area, please contact the author.

Nigel Chapman, Certified Distressed Property Expert

515 321-8094 Nigel@RealEstateConcepts.net

Read all my blogs at http://www.DesMoinesBlogger.com

Nigel Chapman Managing Partner, RE/MAX Real Estate Concepts, 550 36th Ave SW, Altoona, IA 50009. Each office independently owned and operated. Equal Housing Opportunity. Licensed to sell Real Estate in Iowa.

This is amazing. The Mortgage Bankers Association keep statistics on foreclosures, payment defaults etc. As a Certified Distressed Properties Expert, I get regular updates on this information. When I received these numbers, I just had to share them!

First, I would like to explain the definitions these numbers use. FORECLOSURE - Papers have been filed, sherrifs sale is probably scheduled. DEFAULT - payments are 30 days or more late. DEFAULTED - The combined total of mortgages already in foreclosure PLUS those that are now in default.

As of March 5th 2009. . . . . . . . . . . .

3.3% of all mortgages are in foreclosure. 7.88% are in default. Adding them together 11.18% have defaulted!

"Let's blame the sub prime loans for this", I hear you say. "We have good credit and it would never happen to us".  Well, how about this ..........

6.94% of PRIME loans are in some kind of default! Yes, thats right, people with good jobs, good credit, money down - People from every walk of life are defaulting.

I am sharing these numbers to show that all of us could know someone that is in a distressed situation. We call them distressed properties, but I promise you - these properties are owned by some VERY DISTRESSED HOMEOWNERS.

Let's take a quick look at FHA loans: 2.43% in foreclosure, 13.73% in default, that's 16.16% defaulted. Notice how few are in foreclosure compared to distressed? This is because FHA do not want to become asset managers and will work with homeowners. Many other types of loan also have investors that will work with homeowners, but you need a shortsale expert to help you through this minefield.

If you are a homeowner in distress, PLEASE contact the author of this post by email so we can put you in contact with your local shortsale expert. There is no catch here. There is no charge. Holders of the Certified Distressed Properties Expert designation are trained to try and help you keep your home before we help you minimize damage to your credit by negotiating a shortsale.

Nigel Chapman, 515 321-8094 Nigel@RealEstateConcepts.net

Read all my blogs at www.DesMoinesBlogger.com

Nigel Chapman, Managing Partner, RE/MAX Real Estate Concepts, 550 36th Ave SW, Altoona, IA 50009. Each office independently owned and operated. Equal Housing Opportunity. Licensed to sell Real Estate in Iowa. http://www.NigelC.com