Wasatch County Home Buyer Market is almost over.

Are you a present Home Buyer Candidate? Have you been waiting for the perfect time to buy a home? Well your time is now, at no other time in recent memory has the real estate market been at a point where you had nothing to lose, and everything to gain. As a full-time Home Buyer Representative, I too like this kind of Home Buyer market. There are so many opportunities out there for my clients that I feel like a little kid in a candy store.

A Home Buyer market comes at a time when the supply of homes for sale exceeds the demand to buy those homes. The Home Buyer market can be a great opportunity to not only negotiate the price of a new home you want to buy, but it can also be a time for great interest rates, inspection costs, and closing cost opportunities. Everyone is trying to make the home buying process look attractive to you the Home Buyer. Even agents like myself are looking to go overboard to find the perfect opportunity for you and are willing to do whatever it takes to make your home buying experience the best ever.

Now is the time to ask for the terms and concessions that you need or want to facilitate your purchase. If you ask for what you want, you may get everything on your list and then some. Don’t be afraid to ask for something that you really don’t think would be possible, I have found many things recently that I was amazed, actually came about. Negotiation is a powerful way to buy a home on favorable terms, but don’t forget that the seller can nix the deal if he or she believes your demands are unreasonable. That is why it is important to discuss your needs, wants and negotiation strategies with your Realtor before you make an offer to purchase a home.

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Alpine Utah Home Selling and getting your Home ready to Show

Showing your Alpine home is probably the most important part of the selling process. Consider the following carefully as you prepare your home for viewing:

1. First impressions mean a lot and often prospective buyers make a decision almost immediately.
2. Curb appeal is important since many buyers search by themselves and then call their Realtor about property they have only seen from the street.
3. Showing your home is probably the most important part of the selling process. Consider the following carefully as you prepare your home for viewing.
4. First impressions mean a lot and often prospective buyers make a decision almost immediately.
5. Curb appeal is important since many buyers search by themselves and then call their Realtor about property they have only seen from the street.
6. Fresh paint on your house’s exterior and interior is one of the easiest and best improvements you can make to enhance that first impression. It makes your house look bright and clean. If you paint, use whites, creams, or neutral colors on the interior and exterior colors that will blend with the neighborhood. If you don’t paint everything, at least paint the places that need it most.
7. Get rid of clutter. Clutter doesn’t sell. Sometimes clutter can be described also as too much décor, too much furniture, too much stuff on the mantle, etc.
8. Don’t cook fish prior to showing your home. Not that you need an air freshener, but you don’t want that first impression to be a bad odor.
9. Keep yards and vegetation mowed and trimmed.
10. Keep pets out of the house when showing.
11. Open blinds and curtains so rooms are bright and inviting.
12. If your house is shown by an agent it is best that you are away. If you cannot leave, remain in a separate part of the house and allow your agent to work for you. Refrain from attempting to point out special features, or initiating idle chat. Do not follow them around. Buyers are uncomfortable in the presence of sellers and it could spoil their tour. Take the dog for a walk or go outside. Trust the skills of your agent to present your house for you. Prior to showing, discuss with your agent everything you would like to convey to the buyer. It is in your best interests.
13. Be flexible. Your house could be shown at any time. Agents do everything possible to arrive within a certain schedule, but sometimes this isn’t possible. So too, they may call at a moment’s notice which means your house should be ready for viewing at any given time. This eliminates the need for panic and will help reduce your stress level
14. Fresh paint on your house’s exterior and interior is one of the easiest and best improvements you can make to enhance that first impression. It makes your house look bright and clean. If you paint, use whites, creams, or neutral colors on the interior and exterior colors that will blend with the neighborhood. If you don’t paint everything, at least paint the places that need it most.
15. Get rid of clutter. Clutter doesn’t sell. Sometimes clutter can be described also as too much décor, too much furniture, too much stuff on the mantle, etc.

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Heber City Homes for Sale Foreclosures and record Bank Owned Listings 2012

It has come to my attention that many Utah Banks have been holding a large inventory of homes to be released early in 2012. Due to this excessive influx of bank owned homes, I anticipate a drastic decrease in Home selling prices.

What a great opportunity for all of my Heber City Home Buyers. Interest rates are hovering below 4% and this trend should continue throughout the coming months.

Banks are not in the business to hold onto an inventory of homes. They want to get rid of these homes yesterday. This makes for a great opportunity for you, the home buyer or investor, because most of these homes are well below market value. Once the bank owns the property they will handle eviction if any, take care of some repairs, pay past HOA and/or other maintenance dues, and then will negotiate with the IRS, removal of tax liens, if any.

How do Utah Banks sell REO’s (Real Estate owned by the Bank)

Most banks have an REO department that handles the sale of these properties. They certainly would like to get the best price of course. When you make an offer, the banks will usually make a counter offer. Don’t be surprised to get a higher counter offer than you might expect. Banks want to show their shareholders and investors that they are trying to get the highest possible price for the house. You should counter the counter offer. Your offer will likely be reviewed by an approval panel. Even after they accept your offer they include wordings like “subject to corporate approval”.

Condition of the Property

These homes are almost always sold “as is” with the right to inspect. You incur the inspection expenses (termite, general home inspection, mold, etc.). An inspection contingency period must be included in your offer that will allow you to terminate the sale if any of the inspection reveals damage that the bank will NOT correct.

Make sure you have someone representing you who understand this process, when you are trying to negotiate on a Bank owned property. It is important that you have someone who knows how to handle repairs and all the steps necessary for a smooth closing.

Homes available for Sale in WasatchCounty

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Homes available for Sale in Summit County

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Heber City Homes for Sale – Choosing a Buyer’s Representative

When it’s time to buy a Heber City home, it’s also time to select a buyer’s agent to represent your interests in this all-important transaction. But how do you choose one? Here are some of the most significant issues to consider and questions to ask when interviewing your Accredited Buyer’s Representative.

Questions to ask:

Experience and Credentials

How long have you been a buyer’s agent? How long have you been an Accredited Buyer’s Representative? What other real estate designations or credentials do you hold?

References

Can you share the names and contact details for three past buyer-clients who can provide references?

Knowledge

What are your areas of specialized knowledge? Which types of housing or neighborhoods do you know best?

Representation

Please explain what representation choices I have as a buyer. What is meant by fiduciary duties? Do you practice dual representation?

Services Provided

Please explain how you will assist me at each stage of the transaction. Do you have a written buyer representation agreement that details our obligations to each other?

Compensation

How will you be compensated? If I hire you as my buyer’s agent will I be subjected to any additional costs in my transaction?

Finding Properties

Do you have full access to the Multiple Listing service (MLS)? Will you try to find suitable properties beyond the MLS?

Personal Support

Will you handle all aspects of my transaction, or will I be working with assistants? Who will be explaining the various forms, agreements and steps required to reach closing?

Negotiating

Will you counsel me on a negotiating strategy and appropriate contingencies? How will you package my offer to the seller? Will you personally present my offer?

Financing

Will you provide guidance on affordability, mortgage options and how to choose a lender? Why should I consider becoming pre-qualified or pre-approved on a mortgage?

Related Service-Providers

Can you provide referrals to providers of other services related to my transaction, including home inspectors, surveyors, movers, etc.?

Check out the IDX Websites with Homes for Sale in the following locations:

State of Utah homes for sale – Home Selling Utah

Homes available for Sale in WasatchCounty

Heber CityHomes for Sale

Midway Homes for Sale

Homes available for Sale in Summit County

Deer ValleyHomes for Sale

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Alpine Homes for Sale and what is a Short Sale

With the present Alpine Homes for Sale market in turmoil and many home owners are having a hard time trying to sell their home, because they owe more than it is worth. I keep getting the question from my buyers about what is an Alpine Short Sale and how does it work? Well I will try and address that question here. I hope I am accurate, I am sure I will hear about it if I am not.

What is a Alpine Short Sale?

An Alpine Short Sale occurs when a property sells for a price that is insufficient to pay back the loans secured by the property (or any other liens against the property, such as delinquent property taxes, Homeowners/Condominium Association fees, etc.), as well as standard sales closing costs. In order to complete such a sale, the Seller must either:

·Come to the closing with sufficient cash from other sources to cover these shortfalls,

·The seller’s lender must agree to forgive all or a portion of the amounts the Seller is “Short” or make other arrangements for repayment (such as execution of a promissory note). This second alternative is commonly known as an Alpine Short Sale. The Seller’s lenders will generally not allow the Seller to receive any proceeds or otherwise obtain any monetary benefit as part of a Short sale.

Is an Alpine Short Sale a “Better Deal” than other properties?

Buying a property through an Alpine Short Sale may be a “good deal,” but that is not always the case. First, there is no assurance that a Seller will obtain approval of the sale from the lender. Each lender has its own requirements to qualify. Most lenders will not allow the Seller to pay for repairs or to provide repair credits. As such, your best, and perhaps only, opportunity to purchase a Short Sale property will be on an “As-Is with Right to Inspect” basis (which allows you to inspect the property and cancel the contract if repairs exceed an agreed upon amount). Also, lenders will typically limit or not allow closing costs and other credits to be given to a buyer on a Short Sale. While you may consider purchasing a property that is subject to Short Sale approval, there may be other properties available through a traditional transaction which you may find better satisfies your goals.

How long will it take to get a Alpine Short Sale approved?

Every Short Sale situation is different and depends upon many different factors such as the Seller’s individual circumstances, the nature of the loan(s) and other liens against the property, and the Seller’s lender criteria and staffing. Many lenders will not even begin to review a Seller’s request until a contract for sale has been executed, which may further delay the process. In addition, many lenders will require the Seller to provide detailed financial information and may also perform appraisals of the property to determine whether it is in fact worth less than the outstanding mortgage. While some lenders are able to review Short Sale requests quicker than others, many lenders can take several weeks or more.

What should I include in my contract for a Alpine Short Sale property?

Because the Alpine Short Sale approval process may take several weeks or longer, it is important that you include your offer to purchase provision that limit the time that the Seller may have to obtain approval for a Alpine Short Sale, as well as other protections that address when the time periods provided under the contract will begin, and what the seller may or may not do should other offers be presented before the contract has been approved by the Seller’s lender(s).

If these protections are not in your contract for a Alpine Short Sale property, you may be tied up in a contract for a significant period of time or may lose out on the ability to purchase the property because the owner submits other offers to their lender(s) for approval which may be accepted.

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