Like Spring that is just around the corner, a new revitalized real estate market is emerging in the area. The Winchester, VA real estate market is getting a 
face-lift. The number of active fair market listings in the Winchester / Frederick County area total 394. When short sales and foreclosures are included in the active listings, the total listings come in at 480.
The number of short sale and foreclosure listings currently on the Winchester / Frederick County market make up 18.8%. That's down from 20% in January-February 2012. Of that number, Frederick County has 13% of the distressed active listings. Frederick County is much larger in overall volume of residential real estate. So, it stands to reason that it would have the higher number of distressed listings.
There is an inverse relation with short sales in the city of Winchester. Winchester has 8 short sales currently active. It only holds 3 REOs. Frederick County shows a greater number of short sales than REOs. Current active short sales in Frederick county make up 59% of total distressed listings. Foreclosures make up the remaining 41% of distressed properties.
As foreclosures decline throughout much of the country, it would be easy to assume that short sales will increase. The Winchester / Frederick County area is mixed, but it is coming in line with that assumption. That may mean 
that short sales are moving into the slot that foreclosures held just a few months ago.
Even with the short sales and foreclosures switching places, the overall number of distressed properties in Winchester / Frederick County is seeing a slow but steady decline in distressed properties. Fair market listings are beginning to see a continuous increase in overall listings. That fact alone, can bring a certain sense of price stability to the local market.
The sun is shining on the Winchester, VA real estate market. It's a good time to buy, and it's a good time to sell. As the fair market listings increase, sellers can find some comfort that maybe, just maybe, we've finally hit bottom and we're beginning to bounce back to a new norm of value stability.
Available listing in Winchester / Frederick County, VA - March 2012
Available foreclosure listings in Winchester / Frederick County, VA - March 2012
Available short sale listings in Winchester / Frederick County, VA - March 2012
The short sale market in Winchester, VA is showing signs of change, but 
it's hard to tell if it's good change, bad change or just change. The current available listings stand at 544. Of that number, 51 are potential short sales. That's currently standing at 9.1% of total active listings. Foreclosures make up another 6.65%. That foreclosure number is a declining number since February 2012.
The low number of short sales may only be masking what has been going on in the past months. The short sales that are currently under contract make up 41% of all listings that are pending. That is an incredible number. It's like watching a creature writhing and you can't tell if it's in the early stages of birth or the last stages of life.
The shift away from foreclosures has not been totally unexpected. With banks making a greater effort to get distressed homeowners into a short sale listings, it's only reasonable to see the number of foreclosures decline. The number of short sales may be an indicator of a new bank strategy more so than a sign that distressed homeowners have finally accepted their circumstances.
It is to the bank's advantage to encourage distressed homeowners to sell their homes through the short sale process. The bank can keep the homeowners in the property up to the point of closing. They are more likely to 
keep the home in good condition through the sale process. An empty house is a target in any market. It may not suffer from vandals, but it may simply suffer weather and decay.
So, is the Winchester market moving away from short sales? Maybe. Maybe not. At this stage of the market change it's hard to tell if the current conditions are a trend or a blip. No matter which it is, there are a lot of great opportunities for buyers. Short sales present 
excellent opportunities for buyers who are looking for bang for the buck. If you're looking for a short sale in Winchester, VA, or if you need to sell your home through short sale, give Cornerstone Business Group, Inc. a call. Cornerstone is your local short sale expert.
Short sale listings in Winchester, VA - March 10, 2012
The foreclosure market in Winchester, VA has been changing this year. 
The current market has 544 properties listed and available as of March 10, 2012. Of that group of available listings, only 35 are foreclosures. That brings the current foreclosure listings down to 6.65% of available listings.
If a buyer is looking for a great deal on a foreclosure, he better act fast. The foreclosure market in Winchester, VA is contracting at a rapid rate. How do the current available listings compare to pending sales?
There are 253 sales pending the Winchester market. Of that group, 41 properties are foreclosures. That's 16% of the current pending sales. That's a substantial drop from the February 4 - March 4 closings. During that period 29% of closings were foreclosures. When you add short sales into that period, total distressed home sales made up 51% of total homes sales.
It's hard to say at this point if this is trend or a positive bump in the road, but no matter how you spin it, it's good news. As foreclosures and short sales decline, property values have an opportunity to recover. Will they see the values of the 2005-2008 market? That is unlikely to happen for many years, but any improvement in home values is a plus.
Homeowners who still need to do a short sale may be able to redeem more of their equity for their lenders. That puts them in a better position to execute a short sale. Short sales are another chapter in the local market. The decline in available foreclosures in the Winchester, VA market is a good sign, and hopefully, a new trend.
Karma, baby! I'm firm believer in sowing and reaping. That's one of the main reasons I rarely stay mad very long when someone does something that dings me. That's also why I couldn't wait to get back to office to write this blog.
Yesterday, I wrote a blog about a customer who was using multiple agents to 
get into a house. She called this morning complaining that the other agent, who was graciously carting her around, had not found anything. I told her I couldn't help her. I explained that I would not work with someone who was using multiple agents. I shared how we get paid, and I tried to help her understand that the other agent also deserved a paycheck. So, I declined her request.
She called back later. Apologized for using multiple agents and asked if I would pick up the search again. Ironically, I had just done a search for my second customer of the day, and I had found a house for this lady in the same neighborhood. I told her I had two customers ahead of her, but I would be in the area after lunch and I would call her then.
I went to my second showing appointment, and bang, this multi-agent woman's car was parked in front of it. She was inside talking to the listing agent. So much for being loyal, but there was a fly in the ointment this time. I had called the listing agent earlier and told him I would be up there after lunch and would like to show his property to my second customer.
My second customer was late, so it gave me a few minutes to go in and see what was going on. When I walked inside, the woman looked stunned to see me. I'm sure she didn't think I would just show up out of the clear blue. What she didn't realize was that I was there to show this house to my second customer, not her.
When I walked in, the listing agent said, "Ah, there you are. Let's get started." He didn't realize that I had set up an appointment for my second customer and not for this lady. I had told this woman about the unit, and I promised that I would show it to her after I met with my second customer. She was impatient and jumped ahead and was filling out a contract. But, because I was the procuring cause, the listing agent passed the contract on to me. He was a true professional.
About that time, my second appointment showed up. I was in a different vehicle this time, so customer # 2 didn't realize I was already there. I went out and told her that someone else was filling out a contract right then, but there was another home right down the street that met her criteria. I went back in and asked the listing agent if he minded if I went down the block to look at another house while the customer read through the contract, and he was fine with that.
I met customer # 2 at that house down the street, and she fell in love with it. It's a much better home, and I'm thrilled that she loved it. We're doing a contract on that one at 5:00 pm today. So, I'll get commissions on both houses. Karma, baby! Karma!
Entering into foreclosure may feel like you're falling into a foreclosure pit. 
Foreclosures in Winchester, VA have fallen to 9% of the current active listing market, but that doesn't mean we're out of the woods yet. Our previous 30 day marketing report included 51% distressed property sales. Depending on the resource you use for your daily updates, the foreclosure market is either declining or increasing. It's no wonder that homeowners don't know what to do.
Don't fall into a foreclosure pit. There are a few things a homeowner can do to avoid foreclosure.
This list could be longer, but you can easily see how an impending foreclosure could affect you and your family. There are a couple ways to relieve yourself of a home that is heading for foreclosure. You can contact your lender and offer a deed in lieu of foreclosure. That basically means that you will voluntarily give the house back the lender and walk away. The lender has to agree to the deed in lieu, and it is less expensive for them to accept the house under these conditions than it is to go through foreclosure.
Another option may be a short sale. In a short sale, your lender allows you to sell your home at a discounted price. Make sure you hire a short sale agent that has successfully navigated through the short sale process. It is a tough decision to face, but if it comes to a short sale in Winchester, VA, call Cornerstone Business Group, Inc., and we will help you through the process.
Don't fall into a foreclosure pit. We can help you through this difficult time. There are brighter days ahead, and we can help you get there.
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I love what I do. Every real estate transaction is personal with me because it affects the lives of the people on both sides of the deal. I want every transaction to be successful and smooth.
Every real estate issue has an answer. Even if you're not in a distressed situation you can always use a helping hand. Let's get together and make something great happen!
Real estate is my passion. I entered the real estate field in 1992 as an investor. I was a very creative investor, and my goal was to buy multiple homes a year with limited money. Most Americans have seen the no-money-down infomercials throughout the 80s and 90s. I was the real deal. My goal was also to buy as many properties as possible and to spend as little money as possible in the process. In the first year, I bought three houses. That was plenty. They all became profitable rentals. That was the beginning of the Cornerstone Business Group, Inc. Cornerstone Business Group, Inc., became the property management company for the rentals I was acquiring, and it still is today.
I continued that process throughout much of the 90s. What I discovered in the process is that brokers and Realtors often caused a deal to fail because they didn't know how to work with an investor. I met an agent who ended up being my primary agent throughout the 90s. She was clueless about working with a creative investor, but she was teachable. I taught her as we went along and she became amazing over time. She took her investor education into her other client deals and expanded her ability to help unique clients who may not have been able to buy before.
The failure of most real estate agents at that time was twofold: 1. They didn't understand the deal, 2. They didn't know how to present the deal. After a few rejected contracts I made it part of the contract to include me in the presentation to the seller. I had to accompany the listing agent (and my agent) to submit the offer to the seller. I know that has to sound strange, but it was necessary because the agents didn't know how to explain what I was offering since it wasn't a 20% down and a conventional mortgage. When I started accompanying the agents I never had another contract rejected. Once the sellers knew what I was doing they were more than happy to work with me. Everybody won every time.
How does that affect my work today? I work with people with all sorts of circumstances. Some are first time buyers. Some buyers are investors, some are relocating, some are settling estates, others are having to create a contract that works with their current life situation and many are purely fair market buyers with all the right circumstances. It doesn't matter what kind of buyer I work with, I can normally find a way to work things out to everyones benefit. That's the benefit of my early years as a creative investor.
During the late 90s, a broker kept encouraging me to join her in her business. I promised that one day when I had more time I would consider it, and I did. I love what I do. I've always been very passionate about real estate, and I am today. If you're in the market to sell or buy I can help. We can follow traditional methods or we can adjust to your circumstances. Most of the time I can work things out so that everyone is happy and successful in the transaction. My broker retired after a few years with her, and now I'm the broker. Nothing has really changed for me. I still like working the deal, and I like making things happen every day! The Cornerstone Business Group, Inc., became a real estate brokerage as well as a property management company in 2011.
Here's the Simple and Straight Stuff About Me
Cornerstone Business Group, Inc., and I personally support numerous charities with yearly commitments. We would be very thankful if you would consider these charities as potential recipients of your support.
Habitat for Humanity - My electrical contracting company, Quality Electric Co. LLC, does the electrical wiring on at least one house per year.
Briggs Animal Adoption Center- cycling fundraiser
Courage Classic - Denver Children's Hospital - cycling fundraiser
Tour de Cure - American Diabetes Association - cycling fundraiser
Susan G Komen Foundation - Breast Cancer Research - cycling fundraiser
A lot of my early years as an agent was concentrated solely on fair market deals and typical buyers. That's a great way to start out in the real estate field. I loved it. Then, the economy tanked. During the past four years I continued to work with fair market buyers, but my REO work has multiplied many times over. I've taken on many foreclosures with great success. My last three REOs sold in a total of 4 days. I learned early on that if you clean it, price it and market it right people will come. I've had 100% success with my REOs, and I love the ease of working with REO companies.
In 2009, I added short sales to my diverse experience. Here again, I've had great success. Short sales are more complicated, but they are also something that many agents avoid. People who are that point of a short sale need an agent who is trained, experienced and ready to help them across the finish line. It is tough enough having to make a decision to short sale without having the listing agent become a weight in the process. I have a Certified Distressed Property Expert certification to help me list and sell short sales, but the most important thing I have regarding short sales is experience. If you're in the place where you need to short sale your property, let's talk. I believe we can get through this together without too many scares.
I do look forward to the day when the economy has settled down enough for the real estate market 
to stop whipping around like a Tulsa pine tree in April. I like working with families who are looking for the perfect home to meet their growing family needs. That may be difficult until the market calms down, but those days are coming.
Follow me on Facebook and Linkedin:
http://www.facebook.com/cornerstonebusinessgroupinc
http://www.linkedin.com/pub/mike-cooper/11/337/860
Google Me: http://lmgtfy.com/?q=Mike+Cooper%2C+Winchester%2C+VA
Twitter: @mikecooperva
My life outside of real estate includes a beautiful intelligent wife and two awesome sons (19, 21). I am a fitness enthusiast (who needs to lose a few pounds). I teach indoor cycling at a local medically based 
Wellness Center M,W,F at 5:30 am (yes, there is another 5:30 everyday). I cycle throughout the warmer months of the year, and I lift weights in between. I tend to be an adrenaline junkie which led me to race mountain bikes in 24 hour endurance events, and I continue to participate in numerous long distance cycling events throughout the year. I also teach heart-rate specific cycling. It's a great training platform for those trying to meet specific fitness or performance goals.
I had the privilege of organizing a 12 hour indoor cycling ride in support of the Susan G. Komen Foundation for Breast Cancer Research. We were able to raise $4000.00 in our efforts. It was a great event, and I hope to see it become and annual event.
Fitness Certifications:
There is another role that I play on an even bigger stage. I have been an ordained minister for over 30 years. I launched a sabbatical a few years ago to 
complete work on my PhD. Prior to my sabbatical, I was a pastor of a church for 20 years. For 16 years, I helped inmates find a better way to live away from crime and violence. That period included being the chaplain at numerous correctional institutions and traveling to many prisons in many states around the country. I have also taught seminars and conferences in the US and other countries. Most of my ministry experiences today revolve around freelance writing, traveling and teaching, as well as, some international teaching in Zaporozhye, Ukraine where I am an adjunct college professor.
Жизнь лучше с Христом.
I currently hold four Master's degrees, and I am within 3 classes of my doctorate. I love learning. Join me on the Active Rain blogs, and leave a note or two with your ideas and thoughts.
Academic Degrees:
Recommedations:
“Mike is a very intelligent business man. He loves his work and is a wealth of knowledge in the real estate industry! His clients needs come first and I would highly recommend him!” July 27, 2011 - Chelsea Hawes Hester
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