Stevenson Ranch, CA

June 16, 2009: Stevenson Ranch Real Estate: Homes For Sale Update

Currently, there are 51 Stevenson Ranch Homes and Condos for sale. As of April 30, 2009, there were 78 homes for sale in Stevenson Ranch. Therefore the inventory of homes for sale in Stevenson Ranch has dropped by 35% since April 2009.

This drop in Stevenson Ranch homes for sale inventory, can be attributed to: Attractive Stevenson RanchForeclosure Home pricing, low interest rates, FHA insured loans with reasonable 3.5% down payment requirement, and amazing first-time homebuyer incentives, such as the $8,000 federal tax credit if you purchase a home by December 1, 2009.

Of the 51 homes for sale:

• 23 are Stevenson Ranch Short Sales
• 3 are Stevenson Ranch Bank Owned Homes / Stevenson Ranch Foreclosures
• 25 are regular Stevenson Ranch Home Sales

The average Stevenson Ranch active listing price:

• $627,398

The average Stevenson Ranch home in escrow listing price:

• $436,261

Stevenson Ranch Condo or Single Family Home:

• There are 39 Stevenson Ranch Single Family Homes For Sale
• There are 12 Stevenson Ranch Condos For Sale

CLICK HERE TO VIEW FULL LIST OF ALL STEVENSON RANCH HOMES FOR SALE, UPDATED HOURLY!

CLICK HERE TO VIEW FULL LIST OF STEVENSON RANCH HOMES & CONDOS UNDER $400K, UPDATED HOURLY!

CLICK HERE TO VIEW FULL LIST OF STEVENSON RANCH HOMES & CONDOS OVER $400K, UPDATED HOURLY!

The Robert and Brian Team

Call us @ (661) 964-1760 for immediate Santa Clarita Real Estate assistance!

Click here to search the entire Santa Clarita MLS system - UPDATED HOURLY

Tract Directory for Santa Clarita - Over 500 tracts to browse through!

Stevenson Ranch Short Sales & Bank Owned Properties for sale

As your Stevenson Ranch Short Sale Specialist team we are here to provide you with the most current short sale (pre foreclosure) and bank owned (REO) property statistics in Stevenson Ranch. Whether you are thinking about buying a home or you need to short sale your home these numbers show you a snap shot of the Stevenson Ranch real estate market. As of May 28, 2009 here are the current average list and sale prices for the Stevenson Ranch area.

ACTIVE BANK OWNED LISTINGS IN STEVENSON RANCH MAY 28, 2009:

There are NO active bank owned (REO) single family homes for sale in Stevenson Ranch, 0 in back up 2 pending.

Average pending list price: $635,000

Average sale price: $611,571 from 4/8/2009 - 5/28/2009 7 homes sold.

The bank owned homes sold $23,429 Below the current average pending list price.

ACTIVE SHORT SALE LISTINGS IN STEVENSON RANCH MAY 28, 2009:

There are 12 active short sale, pre foreclosure single family homes for sale in Stevenson Ranch, 12 in back up 7 pending.

Average list price: $567,908

Average sale price: $519,583 from 4/8/2009 - 5/28/2009 12 homes sold.

The short sale homes sold for $48,325 Below the current average list price.

Short sale homes in Stevenson Ranch are listed for less and selling for $91,988 LESS then the bank owned homes during the 4/8/2009 - 5/28/2009 time period. During this time period the numbers have changed. Previously Bank owned homes sold for less then short sale listings.

ACTIVE BANK OWNED LISTINGS IN STEVENSON RANCH APRIL 8, 2009:

There was 1 active bank owned (REO) single family homes for sale in Stevenson Ranch, 2 in back up 7 pending.

Average list price: $574,900

Average sale price: $526,980 from 2/3/2009 - 04/8/2009 10 homes sold.

The bank owned homes sold $47,920 Below the current average list price.

ACTIVE SHORT SALE LISTINGS IN STEVENSON RANCH APRIL 8, 2009:

There were 20 active short sale, pre foreclosure single family homes for sale in Stevenson Ranch, 7 in back up 9 pending.

Average list price: $530,237

Average sale price: $534,000 from 2/3/2009 - 04/8/2009 2 homes sold.

The short sale homes sold for $3,763 Above the current average list price.

Short sale homes in Stevenson Ranch are listed for less but are selling for more then the bank owned homes during the 2/3/2009 - 03/2/2009 time period. During this time period the numbers have changed. Previously Bank owned homes sold for more then short sale listings.

With the constantly changing market we are in my goal is to keep you up to date with the most current statistics in the Stevenson Ranch. As potential buyers or sellers these numbers help you to understand what the price ranges are for bank owned and short sale properties. As you can see from the new statistics clearly short sale homes are the better value by $91,988!! Buyers you have a great opportunity to get a great deal on a short sale property in Stevenson Ranch. The numbers are very clear if you have the time to wait for the short sale process you will benefit. There is a big misconception when it comes to bank owned properties (foreclosures) and short sales (pre foreclosures). Many are led to believe that there is a fire sale going on, that the banks are giving deep discounts. Banks at this point are in the business to minimize their loss severity. There is a difference between a pre foreclosure and a foreclosure. The time period between the first missed payment and the final bank sale is called the pre foreclosure phase. Foreclosure is a legal process that is initiated whenever a homeowner defaults (stops making payments) on their mortgage(s). When the foreclosure is completed the home is either sold at auction or becomes real property of the lender and is now owned by the lender REO, Real Estate Owned.

Many of you have heard these terms on the news lately or see these type of homes in your communities. Would like to know what these terms mean or understand how the short sale process works? Go to short sale, pre foreclosure definitions.

You as a buyer need an agent who truly understands this market and can help you get your desired home whether it is a bank owned or short sale listing. With so much information and misinformation you need an above average agent to guide you through these investment opportunities.

My husband and I are Santa Clarita's Certified Distressed Property Experts, CDPE. By dealing with an agent who has earned the CDPE designation, buyers and sellers ensure that they are working with experienced short sale real estate professionals that are equipped to handle their specific needs.

This real estate market has caused unbearable stress and heartache. As Certified Distressed Property Experts we will give our clients the expertise necessary to save their credit, relieve the uncertainty, and most of all help their families. We feel that education is key in this market with so much misinformation and foreclosure scams out there, we sought out this education to ensure we could properly help families get on the path to recovery.

If you or someone you know are in a difficult situation with your property consider us. Homeowners who are in the pre foreclosure process need to speak with an educated agent as quickly as possible. For many homeowners foreclosure is not the only option however most do not get the opportunity to explore solutions. We are Santa Clarita's short sale specialists and would like opportunity to sit down with you and give you a free, no obligation, consultation on this process. We want to be the number one short sale agent you call.

Do you know of anyone who is thinking about moving to the Stevenson Ranch? Let me show you this beautiful community among others here in the Southern California area. If you would like to search specifically for Stevenson Ranch, or any other areas of Southern California go to: Search the MLS like a Realtor

You can tract the Stevenson Ranch Short Sales and Bank Owned statistics on a monthly basis. In my archives click on the SANTA CLARITA /STEVENSON RANCH SHORT SALE AND BANK OWNED PROPERTIES FOR SALE button.

*All information deemed reliable but not guaranteed, information directly from SOCAL MLS

For Stevenson Ranch first time home buyers it is a very exciting time, you have just finished escrow and are all moved in. Now the mail starts coming and you notice letters that appear to be from government agencies telling you that you need someone to help you to file a Declaration of Homestead. Your asking yourself 1. what is a Declaration of Homestead? and 2. there are more fees? I thought I was done with all the fees associated with buying a house in escrow! I believe in education, the more you know the better you can make an informed decision. So what is a Homestead and what does it Do?

A Homestead helps to protect you from losing your house to people you owe money. If you are sued for money in court and lose, the person
who sued you will receive a judgment from the court. If you do not pay the judgment, they can try to collect the money you owe by garnishing
your wages or bank accounts, or by having your automobile or home sold to pay the debt. The Homestead law protects a certain amount of the
value of your home from being taken to pay the judgment. There are 2 kinds of Homestead Exemptions: one is automatic and the other is declared.

Automatic Homesteads

Every homeowner has an automatic Homestead Exemption of at least $50,000 for his or her residence. This protection does not require the signing or filing of any papers or documents. The amount of the Exemption increases to $75,000 if at least one member of the family unit
living in the house owns no interest in the house, as, for example, when a homeowner lives with his or her minor children. If a homeowner is
65 years or older, or is physically or mentally disabled, the amount of the Exemption is $125,000. The $125,000 Exemption also applies to
persons 55 years of age and older if the person is (1) single and has a gross annual income of not more than $15,000, or (2) married and the
individual and his/her spouse have a combined annual income of less than $20,000, and the sale is involuntary. Declared Homestead Exemption
The homeowner can have a Declared Homestead Exemption as well as filing a Homestead Declaration form with the County Recorder in the
county where the house is located. It is important to note that the amount of the Exemption does not change or increase when a Homestead
Declaration is filed. A Declared Homestead offers extra protection in that it is not automatically lost when a homeowner moves. It will also protect
proceeds of the sale exempted by the Homestead from creditors for six months after the house is sold, even if the homeowner voluntarily sold the
house.

How Do I File A Declared Homestead?

It is easy to file a Declared Homestead by yourself. You do not need to pay someone to do it for you. Simply buy a Homestead Declaration form from an office supply store that carries legal forms. To fill out the form all you need is your name, the name of the co-owner, if any, and the legal
description of the property, which can be found on your deed. Sign the form and have it notarized. Take or mail the form to the County Recorder’s
office along with the required recording fees. What A Homestead Does Not Do A Homestead does not protect against the forced sale of a house
by a bank, savings and loan or other lender holding a mortgage Deed of Trust on the home, or against the enforcement of a valid mechanic’s
lien, or a judgment for child support or spousal support. Warning!

Homestead Filing Services

Many homeowners, especially those who have just purchased a home, receive mail from Homestead filing services. The letters often look like
they are a government office and lead you to believe that you must file a Declared Homestead. Don’t be fooled. The law prohibits Homestead-
filing agencies from making false or misleading statements or presenting themselves as a government agency. The law also prohibits them from
charging more than $25 to file a Homestead Declaration or from collecting any fees until after they have recorded a Homestead Declaration.

Content derived from Los Angeles County Department of Consumer Affairs website, as a homeowner verfiy all information.

Condo owners in Stevenson Ranch not only share common walls and roofs, they also share one anothers financial burdens. Lending practices are constantly changing which is forcing lenders to look more closely at the makeup of entire complexes before they fund loans to prospective buyers or to people who have equity and want to refinance.

With the ever changing real estate market it's making it tougher to buy and sell condos, which are widely considered the housing market's shakiest segment because they are popular with entry-level buyers. The lending practices are also charging higher fees and requiring larger down payments from condo buyers while limiting where they can live. A lot of foreclosure-related losses have come from condo lending, pushing prices lower and wrecking condo association budgets.

In the recent past, FHA policies barely affected the condo market. Home buyers had abandoned FHA mortgages being lured by subprime loans and easy credit. Developers did not bother to get their buildings approved by HUD, Housing and Urban Development when they were first built. But after the subprime market crashed, borrowers flocked back to the FHA, and suddenly, its policies matter.

Here is an example of what is happening: A buyer wants to purchase a condo with a conventional loan because they can get a lower interest rates and pay no PMI, private mortgage insurance. But days before they close on their condo purchase the lender learns that to many residents in a complex were overdue on condo association dues. The only other option to purchase the condo is to go with FHA financing. Now here's the tricky part is the condo on the FHA approved list? If the condo complex is not FHA approved the borrowers only option is to try and get a the spot-approval to obtain FHA financing, which may take time and not be granted.


The stakes are even higher for buyers interested in newly built condos. In those buildings, 70% of the units must be presold before Fannie Mae or Freddie Mac will buy related loans, though exceptions are made. Previously, only 50% had to be presold.

You as a buyer need an experienced agent that understands 1. which complexes are FHA approved 2. which ones could get a spot approval. Buying a condo is an important financial decision. You want to make the right choice - an informed decision.

As a buyer you need an agent who truely understands this market and can help you get your desired condo whether it be a bank owned, short sale, or a traditional listing. With so much information and misinformation you need an agent that is not an average agent to guide you through these investment opportunities.

My husband and I are Santa Clarita's Certified Distressed Property Experts, CDPE. By dealing with an agent who has earned the CDPE designation, buyers ensure that they are working with experienced real estate professionals that are equipped to handle their specific needs.

If you would like to search for a condo in Stevenson Ranch, Valencia, Saugus, Canyon Country, Newhall, Castaic, or any other areas of Southern California go to: Search the MLS like a Realtor.

If your interested in selling your Santa Clarita condo and would like a free over the phone market evaluation call 1.800.805.2409 extension 3011. This service is available 24 hours a day, 7 days a week with no obligation. With this call you can receive a copy of our special report "How to Sell Your Home Quickly and for the Most Money". The reason were are making this information available to you is we want you to know what your home is worth before you talk to an agent.