Bullhead City, AZ

Oh, Lordy. I wondered when this would happen . . . 

A Phoenix Twitterer announced via update that he and his family were taking off on a fabulous vacation . . . tra la la la la . . .

 . . . they returned home

to find their home had been B and E'd and their possessions liberated.

We are a nation of revealers. We announce when and what we eat, who we hang out with (even when we don't KNOW who it is!), what we do and how much we pay. This is TMI!

When you update Twitter, Facebook, MySpace etc . . . do yourself a huge favor and leave the parts where you come and go for long periods of time OUT. Focus instead on what you find interesting . . .

This phenomonon has been repeating itself in a dozen states all over the country.

Good news for crooks who can Google Map and e-case you from the comfort of their PC.

BAD NEWS FOR YOU!

When the information is sensitive and can put you at risk--no matter HOW AWESOME or INTERESTING it will make you seem to others . . .

Zip it!

Sing it with my Gumba Steve! Don't get deep . . . Shut Up And DANCE !!! ;)

Old Bullhead City AZ, 86442 is the original Bullhead City, the northwest part of town located right across from the riverfront casinos on Casino Drive in Laughlin, Nevada.

Before Laughlin pioneer/casino mogul Don Laughlin built the bridge across Casino Drive/Hwy 163 to North Highway 95/68 in 1987, the ONLY way to get to Bullhead from Laughlin was:

• Hwy 163/95 North to Boulder City (near Las Vegas) and around Hoover Dam to Hwy 93, then thru Kingman and Golden Valley to where Hwys 68 and 95 meet--apx drive time 2-3 hours
• Casino Drive to Needles Highway South to/over the Needles CA Bridge, then North on Hwy 95 to Bullhead--apx drive time 45 - 90 min
• Ferry across the River--apx drive time 0 because you would not have a car :)

As the Laughlin Bridge, followed by the Veterans Memorial Bridge (Fort Mohave/The Avi Resort) made car rides from and to Needles, Mohave Valley, Fort Mohave, Bullhead City and Laughlin convenient, "Old Bullhead" became a less desired area of town . . . for a long time. Especially when the Bullhead Parkway was built in the mid 1990s, allowing commuters and travelers to bypass MOST of Bullhead City--and development began to center further south.

When Laughlin Ranch was developed along the Bullhead Parkway during the real estate boom of 2004-2005, part of the plan was that several city blocks along the river in "Old Bullhead" that was purchased by the developers would become a lavish community marina with valet delivery and services the likes of which the area had never known.

High rise luxury condominiums went up along the River and sold for top dollar.

Then the bottom dropped out and the developer went bust. And "Old Bullhead" languished. Many of the big bucks McMansions and penthouse waterfront condos are today's auction, trustee's sale, short sale and REO resales. Great news for investors and buyers who didn't go bust after the boom!

But what of "Old Bullhead?"

Old Bullhead is coming back . . . we're getting more inquiries from people who want to take advantage of the opportunities (such as rezoned commercial areas that have residences that could be used as an office with storage) in this half a dozen blocks across from Casino Drive, separated only by the Colorado River . . .

ASK ME about GREAT DEALS on properties in this area, such as this commercial site near both Highway 95 and the River:

YMMV o' course -- but in our NW AZ market, properties are frequently offered with, among other terms, OWC which means Owner Will Carry (also called Seller Carryback, Seller Financing or Land Contract).

Owner financing can be a GREAT way to buy a property!

• No loan costs! Escrow length will be lessened because there is no lender involved. The seller is your bank.
• You can buy a property that a bank can't/wont finance (perhaps due to the age or type of the property-pre-HUD or singlewide mobilehomes or properties with ‘issues' like repair or permit problems or nonconforming types like a rezoned commercial area with homes)
• In rapidly appreciating or declining markets where appraisal would be an issue, you can typically bypass the appraisal (but do have your agent do a CMA so you are not overpaying!)

Owner financing can be a GREAT way to sell a property!

• No appraisal contingencies!
• No fallthroughs or delays from comatose loan processors.
• No arrogant underwriters.
• Your transaction can close fast.
• And YOU collect the interest!

Then again . . .

Owner financing can be a TERRIBLE way to buy a property!

• Terms may be more advantageous for the seller. Owners don't carry on properties for their health (generally-investors who can afford the cost of a default and reclaiming the property might) and you can expect to pay a much higher interest rate and larger down payment than if you got conventional financing. Also, owners do not like to carry for long periods or with too-low monthly payments. They want you to be in as risky a loss position as they are in order to agree to finance you. And who can blame them?
• Your payments generally do not appear on a credit report. So you will most likely not be rebuilding poor credit UNTIL you have paid off the property and/or can show that you pay timely.
• There are setup and servicing fees that have increased dramatically in recent years.

Owner financing can be a TERRIBLE way to sell a property!

• The risk and cost of a default rests on you. You will need to remove the squatters, reclaim the property and repair it after it's been ‘lived in'.
• If you don't insist on impounds for taxes and insurance, you may end up on the hook as the property taxes are still your responsibility until it's paid off. And should that property burn to the ground and the buyer didn't pay those insurance premiums . . . OUCHIE

When selling an OWC property:

• Either require a credit report or employment/income statement from your buyer.
• Insist on impounds for taxes, insurance and any assessments that have been assumed.
• Offer a home warranty.
• Consider an ‘introductory' rate (interest only or low rate) for a short term to a buyer with a LARGE down, incentivizing buyer to refinance in X years (if the property will qualify)
• Receive a significant late fee for payments not on time.
• TALK TO AN ATTORNEY about the tax/legal implications of owner financing and the remedies for default. Protect yourself. Some owners have made a career of making seller-advantageous deals and reclaiming/reselling after default-over and over-keeping the interest and DPs.

But most owners just want it to go-and STAY-AWAY!

When buying an OWC property:

• There are five major negotiating points:

Price - Interest rate - Down Payment - Term - Monthly Payment

Be ready and willing to compromise on at least three of those terms. You will probably not create a win-win if you ask the seller to discount by 30% with 5% down and 4% interest for 30 years!

• Show evidence that you can be trusted to pay the seller! If you have good credit, pull your report or show your FICOs. At least be prepared to disclose your employment or source of income. Yes it IS the seller's business!
• If the property is ‘theoretically' financeable, don't expect the seller to offer a low interest rate because if they are offering the property OWC, they WANT to earn the interest.

Personally, I love to buy with the seller as noteholder. If you offer the seller a decent down and decent monthly payments short term, you can often get a below bank interest rate and often other good terms as well.

PS. There are often occasions that owner financing is not LISTED as offered, but if you make your offer strong, research the encumberance level of the seller and ask for it . . . well, it has been known to happen . . .

One of the COOLEST things about my area is that many of the subdivisions don't have streetlights - BY DESIGN.

Our super-starry Southwestern skies are best viewed without the distractions of additional lighting.

This was snapped last night as the Full Moon appeared perfectly centered in the nighttime sky on my front porch--ever so slightly veiled and waiting impatiently for her closeup!

www.RealEstateBHC.com

www.CommercialBHC.com

www.RealEstateBHC.biz

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

One of my favorite songs by this local band made good - Voodoo Glow Skulls hail from nearby Lake Havasu City. The founder owned a great local club that put on cool punk shows. His wife was my most awesome hairstylist . . . :)

Someone asked me about a picture on my blog. So okay, here's the story . . . and the story behind the story. Since there usually is one . . .

I'm a gambler. Maybe it's the three planets in Sagittarius in my astro chart. But I've never shied away from taking a calculated risk or three.

If I hadn't ended up in real estate, I would probably have tried to scare up enough backing to be a professional gambler.

But real estate is pretty similar anyway . . .

• You need a bankroll to get in the game. No one will take you seriously without one.
• You had better know ALL the rules of the game; you will be shown no mercy . . . and beginner's luck rarely lasts.
• There are NO SURE THINGS.
• If you leave a table or machine, leave the area--because the next person to sit there will hit something. :)
• You win some and you lose some.
• Professionals play an intellectual game, analyzing the odds and taking action based on those evaluations.
• You are rarely given much time to make those assessments--the game moves fast and you don't get to do it over.
• You darn well better be prepared to own the result because it is what you are stuck with.
• Unless you have a sugar mama/daddy or somesuch benefactor, it is NOT appropriate to gamble others' money.
• If you win big, people will tell tall tales about you.
• People RARELY win as big as claimed--because they usually don't take into account what it cost them to do so.
• If you try too hard, winning will elude you. You have to relax!
• If you're not having fun, get out before the game destroys you.
• Tip your waitress generously. They work hard for the money. ;)

Then there are the times you throw caution to the winds . . . you laugh and tell the cigarette-puffing lady sitting next to you, "I know I'm throwing away a perfectly good Full House, but I have a good feeling about this . . ."

and close your eyes, knowing full well . . . you haven't a chance of a snowball in hell of hitting . . .

 . . . the jackpot . . .