SHORT SALES, A SIGN OF THE TIMES...

A short sale is offered when a seller/ homeowner has fallen behind in their payments and it's a last ditch effort to avoid foreclosure. In short sales you are actually dealing with the homeowner during the negotiation and the mortgage company comes in after the seller has decided which offer (Highest & Best with his agent's help) to sign. It's a common misconception that properties offered in short sales are "bank owned". This is NOT the case at all. After the seller signs (accepts) one of the offers, it is then under contract with a contingency that reads as follows:" Contingent upon bank's approval of short sale". Earnest Money is deposited and so on just like a contract with a "Home Inspection" contingency for example. The Short Sale asking price is determined by the listing agent based on current market values (sold properties) while taking the amount owed on the property into consideration. Usually multiple offers come in and at all different amounts (some will come in 50% less or even lower). Sometimes as many as 5-8 offers will come in on one property, so having a knowledgeable Buyer Agent is extremely important if you are a serious buyer. This is a complicated process and I've been involved in several of these as a Realtor. I can provide you with very valuable advice. One last thing, short sale offers that come in with a solid approval letter from a reputable bank & CASH offers with proof of funds move to the top of the group of offers along with offers with fewer contingencies. The acceptance by the seller/ homeowner has been known to take as little as a few days or as long as 6 wks depending on how high or low the offers come in. The person who is doing the negotiating with the bank is experienced enough to know when there's not a chance at all of getting bank approval of the short sale and will keep the "accepting bids" time frame open a little longer @ the bank's urging. I also wanted to mention that in "short sale" situations it is very common for the homeowner/ seller to sell the Boat Dock separately ( most of the time to someone other than the purchaser of the home) because it is personal property (like a kitchen table) and usually the seller is in dire financial shape and needs extra money. This goes for Hot Tubs and other appliances that are not built-in (sometimes even the built-in appliances). After the homeowner signs and accepts the offer of his/ her choice it is presented to the bank. At this point it is very important to know that the bank's approval could possibly take as long as 6 months to get or approval can come quickly. Anyway you look at it, PATIENCE is so important because this is your chance to get the deal of a lifetime. Please call me with any further questions & I look forward to helping you find your perfect lake home! Thanks!