Key West

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1.2 Trillion in Fed Money Could Push 30 Year Fixed Mortgages Under 5%

The Federal Reserve will buy 300 billion in bonds and 750 billion in mortgage backed securities by Fannie Mae and Freddie Mac to fund the liquidity.  The 1.2 trillion dollar surge available money will lower interest rates and credit card interest rates,  There has never in the history of our country been a better time to invest in real estate.  If you have reservations about buying now because you are worried about the price of real estate declining then you should read my article about EquityLock Financial.

Maya Thomas

Realtor

Exit Realty Old Island Key West

1511 Truman Avenue

Key West, FL  33040

(305) 522-1398

www.ShowcasePortfolioProperties.com 

 

3 commentsMaya Thomas • March 20 2009 09:17AM

Top 5 Staging Mistakes To Avoid When Selling Your Home

Via Teresa Meyer-Home Staging Cincinnati-OH. Stage a Star: Home Stager Cincinnati (Stage a Star Staging & Consulting Services):


You've heard the saying "You never have a second chance to make a great first impression" right?  If you are selling your home or will be shortly, you need to take that little saying to heart.  I'm going to share with you my top staging mistakes to avoid and hope that you'll apply what you've read today and be on your way to a successful sale.

Staging Mistake #1: BAD MLS Photos

Did you know that over 85% of buyers are looking on the Internet first to find a house to buy? First Impressions start here folks!  How do your photos look?  I am amazed a lot of times when working with sellers that currently have their house on the market that they have not even bothered to take a look at their pictures online.  I think it didn't even occur to them that this is a critical marketing tool that pulls those buyers in.    GREAT PHOTOS are a must! Professional Photography makes all the difference in capturing buyers attention and getting them in the door.   Great photos capture ALL of the room, have good color and clarity and show interesting angles of each room.   I see bad photos all the time.  Blurry. Dark. Boring.  And the worst is when you can only see a small portion of the room. I don't know about you but I could care less what the sellers BED looks like...what about the room?   Potential buyers want to see everything in the room in one shot.   Do make sure you have at least 15 pictures advertising your house on the Internet/MLS.  Buyer's really want to see as much of the house as possible.


Staging Mistake #2:
 Disappointing Curb Appeal

Ever get fixed up on a blind date? Remember the anxiousness you felt as you anticipated meeting this person for the first time?  If your date went anything like mine, I was REALLY disappointed with my first impression of him and wasn't even sure I wanted to proceed with the date.   When selling your home, don't disappoint your buyer!  When they pull up to the front of your house, they carry with them their hopes and dreams that this home could be the one!  Shouldn't you do whatever you can to impress those buyers so they will want to come in for a closer look?    It's amazing how a green, freshly cut lawn, new mulch, shiny new fixtures and a fresh paint job on the front door can sing "Welcome Home" to your potential buyers.   Doing these basic items make all the difference!   And don't forget a new welcome mat and doorbell too.  Believe it or not, these are the 2 items that get overlooked all the time.


Staging Mistake #3:
 A Dirty, Cluttered House

Have you heard this one before? "The way you live in your house and the way you sell your house are two completely different things."  Sellers can throw up their hands and say, "But I have to still live here!"  so remember...you're house is not YOUR home anymore.  When you put it up for sale, it became a PRODUCT.  In order to sell a product, it has to be packaged beautifully so it sells!   Your buyers expect to see an immaculate house with no visible signs of dirt, dust and hair.  It's no different when you go on vacation and you've decided to stay at a very nice hotel. You expect that when you walk into your room that the bed is made to perfection, everything is sparkling clean and they've even left you a little something that says "Welcome", right?  What if you walked into the bathroom and you spotted hair in the sink and you couldn't tell if the towels were used or not?  If that were me, I'd be calling the front desk and demanding a new room!   Your buyers are really no different either.  Dazzle them with a sparkling clean and clutter free house to buy!  Clear away all your clutter so that the selling features in each room are highlighted and your house becomes the STAR, not the people that currently live there.


Staging Mistake #4
:  Making Your Buyers Feel Like A Guest

Ever walk into someone else's home and as you look around at their family photos and decor, it is apparent that this is "their" home.  Their personality is in every room and even if you squeezed your eyes shut and tried really hard to imagine living there, you just couldn't do it.   Trying to imagine your stuff over top of all of their stuff is just impossible to do.    This is how potential buyers feel when they walk into a home that is full of family photos and taste specfic decor. Those buyers immediately feel like a GUEST in your house and this is one mistake you don't want to make!   That is why it is so important to pack away your family photos and neutralize each room to appeal to a broad range of buyers.  That also includes your collections, religious items, personal awards and trophies, your family calendar and those fifty million magnets, invitations and "TO DO" lists from the refrigerator.  Don't forget your taste specfic decor as well.   You may LOVE your kitchen bright yellow because it goes so well with your sunflower collection but its got to be neutralized so buyers can SEE your kitchen with its 42" cabinets and corian countertops.  They need to be able to visualize themselves cooking and entertaining in there!  See what I mean?


Staging Mistake #5:
  Decor That Fails To Impress Your Buyers



I see this one a lot.  A homeowner has lived in their home for the past 15 years and the last time it was decorated was when they first moved in 1994. Lots of oak furniture and dried flower arrangements.  Dated decor, empty rooms and random furniture pieces scattered throughout can make any house no matter how nice the selling features feel TIRED, DATED and OLD.   Think about it this way. You know how it feels when you get your hair done?  Not just a trim but when you go all out and get a new hair color and a trendy haircut? When your hair designer is done, YOU look and feel like a million bucks, right?  You look YOUNGER and FRESH and everyone you see that day smiles and their eyes light up as they take in the NEW YOU!  

You know, you're house is really no different.  It is amazing what a few key decorative items can do for a room too.  You want your buyers to have that same reaction...their eyes lighting up as they view the room becoming more impressed as they tour your house.

One of the biggest misconceptions about staging your house is that you need tons of new furniture and decorative items to make your house look like a model home.  You can relax now when I tell you that it isn't true.  

If you are living in your home while it is for sale, working with what you have plus maybe a few new items with a minimum investment is all you need.   Consider working with a professional Stager that are experts at working with what you have using their creativity to re-purpose it and sometimes blending it with a few newer items. This gives older furniture and decor a fresh new look and feel.  I am always amazed at how a few key accessories can make all the difference in highlighting a selling feature and breathing new life into a room!   Slipcovers, new pillows that pop color, updated lamps, a rug or some inexpensive window panels might be all that is needed to turn unimpressive decor into a fabulous new room that your buyers will love and connect to!

Of course, I will say that if your house is vacant or you have empty rooms because you never got around to buying that dining or living room set, you will want to consider options like renting furniture.  Most professional Stagers carry beautiful furnishings you can rent and will work with your budget.



Stage For A Successful Sale

Selling your home and getting it ready can be a pretty overwhelming task that is stressful to say the least. Did you know that working with a professional Home Stager can take that stress away and let you focus on the other important things about your move like finding YOUR dream home?  They can create a staging plan for you that is unique to your property. You can have complete confidence in knowing that you will not be making any major staging mistakes with a Stager on your team while you sell your home!

Happy Staging!

0 commentsMaya Thomas • March 20 2009 08:49AM

Homes and Great Deals Lost By Slow Moving Buyers!

This is from the incredible Sannon LeFavre in Naples.  It's such a useful article that I got Shannon's permission to re-blog it. 

THANKS SHANNON!

Via Shannon Lefevre Naples, Florida CRS (John R. Wood REALTORS Inc.):

It's hard to believe it's possible to miss out on a Naples property you have your eye on in a real estate market that barely seems to be moving but it is in fact happening.  The last couple of days I've heard a few stories about how a slow moving buyer has missed out on a fabulous opportunity and has been left with a feeling of serious rage and disgust for just about anyone else but themselves for missing out.  My how the allegations can fly.

Let me tell you a secret...that old cliche, "you snooze, you lose"  still means something even in the slowest of markets! 

Here are a few tips you can use to prevent from being one of the select few who are running around Naples Florida inwardly thinking, shoulda, coulda, woulda and outwardly spewing: I got screwed.

1.  Once you've identified a great  "deal" that fits your personal needs...do something. Consider whether the property is that great of deal.  If it is, guess what...it's high season.  Chances are it will probably sell this season so you need to be prepared to do something fast (yes, even in this market).

2.  Doing something and doing something smart are not the same thing.  If you want the property.  GO GET IT.  That means have your Realtor write up a real honest to goodness contract with all of the specified terms and conditions that are acceptable to you, sign it and have it presented.  Verbal offers, napkin offers, partial email offers and smoke signals are rarely if ever taken seriously over real paper contracts should you find yourself in a competing position....even if the terms are what you consider better. 

3.  Fooling around with terms will probably help you lose the property.  A few of us around here use the term "intelligent offer".  For example, if you come in at a ridiculous price expecting the seller to negotiate respectfully, you're probably going to get your feelings hurt when they do one of two things.  The seller may choose to respond back with a counter that is equally unintelligent or they may choose to not respond at all.  Despite our encouragement to get them to do something amicable sometimes these sellers have seen and heard enough from people just like you...who came in before you and they simply don't have the strength or stomach to respond better.  Offer a fair price...something you can explain on paper INTELLIGENTLY and chances are you'll get an intelligent response and even a response that will result in an effective contract.

4.  Just because it's listed for a certain price doesn't mean it's going to sell for a certain price.If you're one of those people who have kept your eye on a property only to see it sell and then only to be sickened more after finding out what it sold for...shame on you.  Just teasin...but seriously,  get on the horn and ask your Realtor to do a little research for you.  Some sellers...not all sellers...but some are in fact negotiating.  There in fact have been times when sellers have turned down offers, contemplate for a week or two and gone back to those original buyers and said, "ya know...we've thought about it...and we'd like to take you're offer". You'd be amazed at how many times those deals don't work out for various reasons but every once in awhile they do.  It's kind of like the lottery, you can't win if you don't play.  I want to follow this up with a word of caution though...be prepared to pull the trigger if you should be so fortunate for this to happen to you. Don't expect this to work if your original offer was really stupid...for lack of a better word.  It really only works for those lower but still intelligent offers.

5.  So you're paying cash...that's great!  So are alot of other people. For some crazy reason many people coming down here to purchase seem to think they're the only cash buyers in town and that term alone will win them the deal of their dreams with little respect to the other terms on the contract.  We average about 50% cash and 50% loans in our market and for our more prestigious locations it's probably closer to 85% cash, 15% loans or higher.  I can't remember the last time I was able to refer a lender.  Many people end up doing a loan throughout the escrow period but few are concerned about qualifying and if at worst case scenario are prepared to pay cash anyway.  This term should not be considered your only "ace in the hole" here.  It's actually quite common. 

6.  If you're hearing there's alot of traffic on a property, it might be true.  Oh, I wish I could say that it's always true but we know there are some agents who are anxious to see a deal.  I've learned that after I ask, "how has your traffic been", and I'm told that a property has been really active, to ask more probing questions to see if they can confirm their answers.  I might follow up with, "Great!  How many offers have you seen"? or,  "is that open house traffic or real showing traffic"?  I also might say, "what's the most common feedback you've heard so far".  You can learn alot with additional probing questions and of course, if you know the people you're talking to, that certainly helps.  We have a great deal of straight shooting Realtors around here and we have a few agents who like to stretch the facts a little.  A great Realtor will usually be able to determine quickly who they're dealing with.

7.  The last tip I can give you today isn't really a tip at all but more like a check.  If by chance you do lose that deal of the decade...it simply wasn't meant to be.  Not that I'm too much of the "If you love something let it free" kind of person but a few times I've seen people really turmoil over missing out on a property only to find a better house or a better deal or sometimes both in a pretty short time frame later.  Give it your best shot and if you still miss it, you'll get one.  Keep at it!  Naples is well worth it anyway!

Best Regards,

Your Naples Smart Girl!

0 commentsMaya Thomas • March 19 2009 04:46PM

Bank of America Will Pay $35 Million Dollar Settlement

A class action law suit was filed against Bank of America for creating over draft situations with customers by debit card charges and deposits in a manner that encouraged over draft fees.  The class action suit is Closson vs Bank of America.  The plaintiff's were awarded $35 million dollars.

On the heels of the Bank of America news The Consumer Overdraft Protection Fair Practices Act H.R.1456 just passed.  Banks are no longer permitted to automatically enroll customers in fee based over draft protection.  Americans have paid $17.5 billion in overdraft fees.  If you paid Bank of America an overdraft fee between 2000 and 2007 you may be eligible to receive $78.

Maya Thomas
REALTOR®
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

 

1 commentMaya Thomas • March 18 2009 10:58PM

If You Bought Your Home More Than 5 Years Ago Citizens Insurance May Raise Your Premium

As if it weren't bad enough that we've already been through this.  I bought during the bubble and saw my insurance nearly doubled every year for the first 3 years.  That was back when I had a HORRENDOUS insurance agent and Citizens was trying to make everyone go bankrupt or force them into foreclosure.  Back before we all knew exactly what a short sale what and what to do with it.  I'm happy as peach pie with my current agent Sue Cherrybon with Johnson's Insurance on Big Pine Key.

If only I was a buyer today!  That's what everyone will be saying 5 years from now.  People will cry, "I could I have NOT known prices would go back up!?"

There are 1,066,304 Citizens insurance policies in effect.  If everyone paid $1,000 per policy that would be $1,066,304,000.  That is a billion dollars.  In Monroe County I don't think anyone pays less than $2,500 a policy.  There are people paying $17,000 annual policies.

Fair Insurance Rates for Monroe County (FIRM) fought hard to reduce insurance premiums in Monroe County.  Heather Carruthers and Teri Johnston are amazing women.  They keep us informed.

The state run Citizens Insurance is feeling needy and underpaid again.  This could cause a few more people into short sale or foreclosure.  Citizens is claiming that Wilma losses are the cause.  Citizens refused to pay on my hurricane damages and dozens of people I know.  What has happened to premiums homeowners paid for the multiple decades with virtually no big payouts in Monroe County?  Where did those billions go.  Uh O, I probably shouldn't have asked that question.

Citizens wants to adjust the replacement values on homes.  The amount my home was insured for doubled the 2nd year and then went up at a good clip every year after that.  I had my builder give me a replacement estimate and my value was far less than I had been paying for during the last 4 years.  If you bought your home more than 5 years ago you may need to get a replacement value appraisal if you think you are being over charge for insurance to dispute the bill. You could consider talking to a builder in your area and paying them for an hour of their time to write you an estimate for your insurance agent.

Maya Thomas
REALTOR®
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

 

0 commentsMaya Thomas • March 18 2009 10:27PM

Homeowners Guide to Saving Time in Short Sales and then Making it to the Closing Table

It's easy to get wound up and in a big hurry when a homeowner needs our help.  We can't be any good to any of our clients if we don't have a system and a schedule to manage our day.  The phone rings all day.  The computer work piles up quick.  The daily To Do list needs attention!  Get the new listings in the MLS, change the status on the deals that went under contract or fell out of contract, get the buyer to the bank, web site updates and new listings, checking and returning emails, contacting new clients, fielding calls from new clients, making brochures and listing packages and printing listing agreements, writing contracts and delivering contracts, checking the HUD for tomorrows closing, sending the title commitment to the listing agent for our buyer.  Our days are slammed start to finish.

We take the best care of all of our clients by having good systems in place.  When a homeowner calls and has decided to let go of a house that is killing them and giving them sleepless nights the first reaction for many of us is to drop everything and run out the door.

When you call a Realtor® this is an example of what you can expect to hear.

"Hello Michelle! 

There will be a few papers you'll need to gather before we meet.  Do you have a pen handy or would you prefer that I e-mail you the 5 things?"

The Realtor® will then go step by step on the phone over the short list:   "We'll need...

•    A Hardship Letter

•    2 pay stubs from each borrower

•    2 months bank statements, all pages, for every borrower

•    2 years of W2's for all of the people on the mortgage

•    An authorization letter so that their lender can talk to me. 

When you have all the papers ready call your Realtor®. 

She'll say, "Hi Michelle, That was fast.  I thought it would take you a day or two!"

I ask whether the morning or afternoon is usually easier for you to meet for an appointment and if you know where my office is.  Then we'll make an appointment to meet.

It could take 90 days or 9 months to get to the closing table.  Depending upon the situation you may decide to move out of the home, stay in the home and make the payments or stay in the home and not make the payments.  I'll ask what you intend to do and answer your questions.  I'll recommend that you talk to an attorney and an accountant and explain the over all idea of what will happen in the process so you understand.

Be prepared to set some money aside if you have a 2nd mortgage.  Many 1st mortgages ask for money too.  The lender will call it a "cash contribution" and may attempt to refuse to close the transaction if you won't kick in some cash.  The cash can come from you, the buyer, a family member or a combination.  This will depend upon your circumstances and your ability.  We'll talk about what's going on in your life that brought you to this spot.

If you are considering a short sale call a Realtor® and find out what your options are.  The longer you wait the fewer options you will have and the less likely that the Realtor will be able to help you.  After you take that first step you'll feel so light and free like the world has been lifted off of your shoulders.

Maya Thomas
REALTOR®
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

1 commentMaya Thomas • March 18 2009 09:28PM

How a First Time Home Buyer Can Have Their Cake and Eat It Too - File an Extension or File and Amend

The American Recovery and Reinvestment Act of 2009 gives single first time home buyers who make less than $75,000 and married first time home buyers who make less than $150,000 a tax credit of 10% of the value of a new home purchase up to $8,000.  If you buy a home for $80,000 or more you get the full $8,000 credit.  If you are married, but file separately you share the credit 50-50.

The first time home buyer credit is retroactive to a purchases beginning January 1, 2009.  You can choose to take the credit on your 2008 or your 2009 taxes. 

You can get up to $8,000 back from the IRS even if you haven't paid any taxes because it's a tax credit based upon the price you pay for a home.

"The new credit can get money in the pockets of first-time homebuyers quickly," said IRS Commissioner Douglas Shulman. "For people who recently purchased a home or are considering buying in the next few months, there are several different ways that they can get this tax credit even if they've already filed their tax return."

File an Extension
If you are House Hunting Don't File Your Taxes Yet!  Don't let your money sit in limbo with the IRS until March or April 2009 when you can get it back right away.  If you are house hunting and haven't found the perfect one there is no need to worry.  If you haven't filed your taxes you can choose to file a 6 month extension so that you can take the credit in 2008. want to take the credit in 2008 you'll need to file an extension.  You can file your taxes electronically whether you do them now or you file for an extension.  If you direct deposit you can have your money in less than 2 weeks.

File and then Amend
There is no reason to wait until 2009 for your $8,000 tax credit.  You can file your taxes now, get your tax return and use the money as a down payment to buy a home.  You file a 1040X to amend your taxes.  Then you amend your 2008 tax return so you can get the $8,000 tax credit in 2008.  File your taxes just like you normally do.  Turbo tax is easy.  H&R Block Tax Cut is more complicated.

Maya Thomas
Realtor®
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

0 commentsMaya Thomas • March 18 2009 08:22PM

Seaside Resort Condominium, 55 Boca Chica Road, Geiger Key, Florida 33040

Seaside Resort Condominium is a lovely private community 10 miles from Key West that feels more like a fishing village.  The quiet, idyllic setting has rows and rows of neat and clean modular homes and mobile homes nestled on the Atlantic Ocean.  There is a meanering canal that flows through the property.  When you drive around every person you see waves and has a big smile on their face.  Nearly everyone is on a bike although there are a few golf carts.  They have a pancake breakfast once a week, an art group, a bible study group and boats everywhere!  There are 199 lots and 2 common area laundry areas.  It's a lovely community with a guard gate to screen your visitors.  There are 17 properties available as of March 17, 2009 ranging in price from $140,000 to $550,000.  There are ocean front lots in the mid-$200's!  You have got to see what a nice community this is.

55 Boca Chica Road, Geiger Key, Florida 33040

55 Boca Chica Road, Geiger Key, Florida 33040

55 Boca Chica Road, Geiger Key, Florida 33040 

55 Boca Chica Road, Geiger Key, Florida 33040

55 Boca Chica Road, Geiger Key, Florida 33040

55 Boca Chica Road, Geiger Key, Florida 33040

55 Boca Chica Road, Geiger Key, Florida 33040

Maya Thomas, Realtor
Exit Realty Old Island Key West

1511 Truman Avenue
Key West, FL  33040

(305) 5221398

www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

0 commentsMaya Thomas • March 17 2009 07:57PM

906 Southard Street, Key West, Florida, 33040, $1,895,000

906 Southard Street, Key West, FL  33040
MLS #110390
$1,895,000
3 bedrooms, 3 baths
2,224 square feet
4,596 square foot lot

Grand turn of the century eyebrow home with original detail and every amenity you would expect in Historic Old Town Key West. Chefs dream kitchen has 2 built in refrigeraters, built in ice macinne, wine cooler, 48 viking gas range and cherry cabinets. Thick carrera marble slab countertops. Master suite features huge closets and extensive storage. Floor to ceiling tile in baths. Wrap around covered porches in back yard over look the heated pool and river rock waterfall. Flagstone decking and professional landscaping create a peaceful oasis. Gated off street parking with carport fits 2+ large vehicles. Seperate laundry/storage room off kitchen/family room area. Seperate rear storage building which is rare in Key West.

 906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040

906 Southard Street Key West Florida 33040


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Maya Thomas
Exit Realty Old Island Key West

1511 Truman Avenue
Key West, FL  33040

(305) 5221398

www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

1 commentMaya Thomas • March 17 2009 07:36PM

Naked Super Hero Ready For Action at a Moments Notice

Have you seen Watchmen?  Do NOT bring the kids to this one.  It's an inside out alternative story about outlawed super heros and vigilantes.  One of the super heros, the Comedian, gets murdered so Rorscharch (yeah, just like Rorscharch ink blots) sets out on a mission as a super cop vigilante to make the world right, find the killer and punish the evil do-er.  Roscharch gets the name from his face mask that changes shapes depending upon his state of anger.  Roscharch is able to get the rest of the super heros involved in his good vs evil quest.

I didn't pay close enough attention in my literature class to know if there is only 1 protagonist or if there can be more than one.  If there can be more than 1 then Mr. Rorschach is the main protagonist, and Mr. Manhattan is also one.

Mr. Manhattan an 'other than human' scientist that's been changed by a terrible accident into a blue glow stick subatomic super power who is able to change his size and has many forms of unimaginable strength.  Mr. Manhattan walks around naked throughout the movie.  Actually, he's naked the WHOLE time except for a few scenes in a suit.  There's even one scene where he is naked sitting Indian-style floating above the ground on Mars.  Yes, the plant Mars.  It's a unique story line.  There a scenes of people doing things that you should not watch with 150 other people.  And between some of the crazy stuff was some exciting super hero action fighter stuff. 

Maya Thomas
Exit Realty Old Island Key West

1511 Truman Avenue
Key West, FL  33040

(305) 5221398

www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

1 commentMaya Thomas • March 17 2009 07:11PM

How Should You Dress For Your Loan Application?

Great article that's too good to read once and forget about it!  I'm re-blogging you!  

Via America's #1 Mortgage Broker/858-777-9751:

Apparently, looks matter when you’re seeking a loan.  From a Rice University study:

People who are perceived to be trustworthy are more likely to have a higher credit score and pay lower interest rates on loans, and are less likely to default, according to the study by Rice University in Houston, Texas.

Even when hard facts such as credit scores are available, people rely on an assessment of trustworthiness to decide whether to make a loan.

dudeI’ll admit that I am not immune to this bias.  Much of my business is local and I “pre-judge” the intent if not the credit worthiness on the effort put forth.  Let me give you an example.  Two (different)  people made appointments, the day after Thanksgiving, 2008, to go through a pre-qualification.  Both needed counseling about how to pay down debt and improve their credit scores so that they could buy a home.

The first, an accomplished young man, arrived in like he was headed to the beach; shorts, T-shirt and flip-flops.  While this is the “standard uniform” of a San Diegan on his day off, his documentation reflected his cavalier dress.  We met for 45 minutes, outlined what he could do to prepare for home ownership, and concluded the meeting with a promise to “touch base” after the first of the year.  His dress, behavior, and attitude was “What can you for for me?” I didn’t take his inquiry seriously.

The second, an equally accomplished young lady, came to the appointment dressed to do business.  Her dress, while casual, reflected her solemnity and determination.  She read my article about how to prepare documentation, opened up a notebook, and took copious notes.  Within 30 minutes, we developed a detailed budget and a plan businessto pay down debt while saving for a down payment.  She requested three follow-up phone calls to gauge her progress towards her goal.  Her dress, behavior, and attitude is “How can you help me to help myself?”.  Obviously, she got me to “buy in” to her.

How might a borrower do this online? Borrowers would do well to understand that a loan originator is “interviewing” you as much as you are “interviewing” them.  I have been persuaded to take on difficult, time-consuming, loan transactions because I felt a sense of mutual respect from my discourse with the borrower.  Borrowers who referenced an online profile, where I could see their picture and resume, received 2-3 times the attention as those who didn’t.

Sounds unfair, doesn’t it? The Zillow Mortgage Marketplace would seemingly eliminate such subjectivity and democratize a borrower’s chances for the best loan terms.  I won’t argue against its efficacy for the “pristine” borrower.  Pristine, however, is becoming subjective as valuations decline rapidly.  Your “numbers” might not be enough to attract the most talented mortgage consultants in the country but… your picture might help.  From the aforementioned Rice University study:

“There is an array of information that you can get out of the pictures,” Duarte said, adding that Prosper.com borrowers use photographs ranging from family portraits to snapshots of their pets.

“The pictures are revealing something about the behaviour of these people that is not taken into account in the credit score model,” Duarte said.

To make sure that the evaluators’ prejudices did not skew the results, the researchers controlled for race, age, gender, obesity, attractiveness and education, as well as financial factors like employment status, income and homeownership.

Understanding what determines trustworthiness may be relevant to the current economic crisis and be the key in restoring trust in the markets, Duarte said.

Trust.   It’s the cornerstone to a healthy banking system. If “old skool” is now vogue,  pay heed to your grandfather’s advice; wear a tie to your loan applcation.  Online, a profile picture is your tie.

If your face is trustworthy, why hide it?

1 commentMaya Thomas • March 16 2009 10:21PM

How to Help Your Kids Get Rich - Tell Them To Study More and Work Less

Why of O why did I work 60 hours a week when I was 12 years old for a dollar an hour? I want you to know I was way under market rate. I was going for market share. I was a discount babysitter offering luxury babysitting services. My core client was a family that worked nights with 4 kids.  If only someone had told me to study more and work less I'd be rich! 

I would go to school, come home and sit at my sewing table and do my homework then go over to the house. The parents slept all day since they worked nights. All of the kids were under 5 years old. I started by washing the dishes and starting dinner. Then I cleaned up the living room. Next came dinner, bath time and reading stories. I slept on the couch and went home at 7 am. I took a shower, got my sister up, walked her to school and then did it all over again. That was my full time job.

How in the world I got the job as a 12 year old I’ll never know. They must have been really desperate and cash strapped. My supplemental income was my weekend gigs. I walked 2 sets of twins, Nora and Nathan and Kim and Lisa, in their baby carriages. I watched kids while their parents went to the grocery store or when they went out on dates. In between jobs I sold lemonade at puppet shows in my back yard, washed cars mowed lawns and cleaned houses. If only my mom had told me to study more and work less.

I worked through grammar school, middle school and high school. I was housekeeper at a resort, a resort pool towel girl, a waitress, an activities concierge, I sold t-shirts in a gift shop. I saved money during high school working for around 6 bucks an hour. One summer I was a secretary at a title insurance company which led to me getting my real estate license. Another summer I worked 3 jobs.

I graduated from Florida State University, Magna Cum Laude, with a degree in Communication owing more than I paid for new BMW I bought in 2007. All these years later all I can think of when I see a kid in high school is how much easier their lives can be than mine was.

There are ways to make college affordable. With so many scholarships, grants and loans it’s hard to believe, and sad, that 2 million kids who have the desire, talent, ability and the grades to go to college won’t be able to go because they don’t have the money to achieve their American Dream.

We can make a difference if we all make a promise to ourselves to start a conversation about college with every kid we make eye contact with between the ages of 10 and 17 years old.

Most kids will have a plan that they are eager to tell you about. It’s a great conversation starter, will boost the kids self esteem and help you get to know them better. It will be fun! For the kids who pause and look away you can show kindness and the qualities of a leader by gently letting them know that they matter and that our country needs someone just like them. Everyone has unique Tinkerbelle dust that they can sprinkle around them to make the world a better place. Let them know that no matter what their background is they can go to college if they will do a little research on the internet. You can give them these links.

As a real estate agent I can’t help notice that houses are 50% off right now. Of course I think that now is a great time to buy a house in your kid’s college town and have the roommates cover the mortgage. Not everyone can take advantage of this opportunity, but everyone is looking ways to save money since tuition costs have increased 40% since 2004. Finding ways to make college affordable is top priority.

We all want our kids to achieve the American Dream. It would also be nice if the United States can stay a super power because we’ll have the best educated people in the world. We need our kids to go to college.

83 billion dollars of tax money will be invested in financial aid. It’s one of the most important things that HELP is doing. HELP is the committee that is in charge of Health, Education, Labor and Pensions that Senator Edward Kennedy sits on that oversees programs like No Child Left Behind, educational funding and trying to solve important education issues our country is facing. To find ways to make college affordable go to http://www.college.gov/wps/portal

There are better ways to afford college than child labor.
1. Saving money
2. Scholarships
3. Grants
4. Loans
5. Work Study

Save Money. Benjamin Franklin said, "A penny saved is a penny earned." The best way to save money is take AP (advanced placement) classes in high school so you earn college credits free. You can graduate from high school 2 years ahead of kids your age and use the 2 years of tuition money to invest in an advanced degree. Another good way to save money is to go to a local junior college. Going to college in your home state is also a big money saver. Many students don’t want to live at home and go to a local junior college to save money. Consider taking classes locally during the summer break to get ahead and save money.

For more money saving ideas click here https://studentaid2.ed.gov/getmoney/pay_for_college/cost_35.html

Scholarships. These are gifts based on different criteria. Scholarships can be merit based or need based. Scholarships can come from individuals, employers, charity groups, schools, companies, churches and church affiliated organizations, professional associations, social organizations. To find scholarships go to

https://studentaid2.ed.gov/getmoney/scholarship/v3browse.asp

Grants. Grants are usually need based. This is the United States Department of Education web site where you search for grants

http://www.ed.gov/fund/grants-apply.html?src=rt

Pell Grants. These are need based. Pell grants just jumped $691 to $5,350 and a $150 increase has been approved for 2009.

ACG. (Academic Competitiveness Grant). To qualify you must have taken AP (advanced placement) classes in high school and be a freshman or sophomore in college.

FSEOG Grant. (Federal Supplemental Educational Opportunity Grant). Need based grant.

SMART Grant. (Science and Mathematics Assistance to Retain Talent). You must major in science, mathematics, technology, engineering, foreign language. 3.0 GPA minium.

TEACH Grant. (Teacher Education Assistance for Higher Education). For future teachers who are willing to work in low-income schools.

Work Study. Part time jobs on campus.

Student Loans. Loans that you pay back after graduation.

Tuition Tax Credits. This credit just jumped $700 to $2,500. Go to http://www.irs.gov to learn about the Hope and Lifetime Learning Credit. Look for IRS publication 970 Tax Benefits for Higher Education.

I hope you will take a few minutes to make a difference in a kids life.

Maya Thomas
Exit Realty Old Island Key West

1511 Truman Avenue
Key West, FL  33040

(305) 5221398

www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

1 commentMaya Thomas • March 15 2009 05:21PM

How to Get the Kids Grades up to A’s and B’s by the End of the Semester with 4 Hours of your Time

With a 15 year old, 13 year old and 11 year old we think about college everyday.  We were lucky for a long time when the kids were all getting A’s and B’s all by themselves.  I took it for granted.  Then one day the grades went bad like sour milk.  What in the world happened?  I thought the kids were just blessed with natural intelligence.  Did they just have easy teachers for the last few years?

This is how I fixed things…

First, I sold them on not having to work while they are in school, getting to join sports teams and clubs.  We talked about how fun traveling to football games and wrestling games would be.  And how many friends they would make if they knew all the kids in your classes and all the kids on their teams and the kids who volunteer for other organizations.  The extra time with some of the kids doing the same things would make their friendships stronger and that would make being at school more fun.  It would also give them more friends to do things with when they weren’t in school.

Then I sold them on how fun it would be to be in college with their own house and a bunch of friends living with them.  We talked about sports and fraternities.  We talked about dates and parties.

Then I gave them an exercise…

I handed each one a newspaper.  They were instructed to find a job that they could get hired to do if they dropped out of school or didn’t go to college.

Then I handed each kid a paper, a pen and a piece of paper.  They calculated how much money they would make every week with the newspaper job.

Then they looked for an apartment to rent.  They subtracted the cost of rent from their income.

Then they turned to the car section.  They picked out cars.  I printed an amortization schedule for them.  We estimated the cost of insurance.  They decided they couldn’t afford the cards.  We looked up on line the cost of a bus pass and then looked at the bus schedule.

Then they wrote grocery lists.  We went to the grocery store and they brought a piece of paper and wrote down the price of everything they wanted to buy.

The final project was to calculate how many hours they would have to work at minimum wage each week to survive. 

I asked each one how they would take a pretty girl on a date.  I had them calculate the cost of their date ideas.  I asked them if they thought the girls would want to ride the bus to their date.

I asked them where they would go on vacation. 

We then looked up houses and calculated the cost.  They realized that they would not have a car or a house and all they would do is work.

I explained to them that if they got straight A’s that they would be able to college.  I showed them on line the different programs to help them.  I explained scholarships to them and grants.

Then I asked, “Would you rather live in a cool house with a bunch of fun friends, go to fun parties and on dates with pretty fun girls or live the other life?”

By the end of the semester they both had all A’s and B’s and their attitudes improved too!

 Maya Thomas
Exit Realty Old Island Key West

1511 Truman Avenue
Key West, FL  33040

(305) 5221398

www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

1 commentMaya Thomas • March 15 2009 01:12PM

An Upside to the AIG Financial Products Unit Scandal

When you go to the AIG web site it says, "Protecting Customers and Moving Forward."  No, really it does!  IYep, they stole our money.  You can look at 2007 annual reports here.  You can also find 4th quarter 2008.  If we can't stop the payments or take the money back they should be layed off.  Senator (D) Charles Schumer is asking the executives to do the  right thing and give the money back

The biggest AIG bonus is 3 million.  About 400 AIG employees in the Financial Products unit are going to be flush with cash.  The upside is that they have cash and could be a buyer.  If you can find out who they are you may be able to market your services or homes them.  Remember trickle down economics?  Maybe they want to spend all that money.  These executives know how things can be manipulated in the stock market so maybe they will want to buy real estate.  Real estate is safe and transparent unlike credit default swaps and securitized mortgages sold off as bonds. 

While taxpayers are bailing out AIG executives are having a party and writing themselves checks. 

Executives in the AIG (American International Group) Financial Products unit got 165 million in retention bonuses.  2 million, on top of the 165 million, was paid to employees outside of the Financial Products unit.  AIG executives negotiated a contract to receive the bonuses in early 2008 before the world became aware of what was coming in a few months. 

The Financial Products unit, which sold credit default swaps that caused AIG to loose 61.7 billion in the 4th quarter of 2008, is the biggest beneficiary.  The units monumental losses were the greatest loss by any company in the history of the world.  The Financial Products unit is why TARP money was needed to rescue AIG at the end of 2008.   

An additional 50 million has gone out (on top of the 167 million bonuses) to 400 AIG executives.  Top brass at AIG will get ½ of an additional 10 million in bonuses now and the other ½ if they meet goals set by TARP.  The 10 million bonuses will put an average of $200,000 in cash in 50 top executives checking accounts. 

AIG 2009 retention bonuses have already been approved at 70% of 2008 bonuses although no one can predict whether these employees will help the company loose money or make money.  AIG employees negotiated a pretty sweet contract.

AIG has received more TARP money than any other company in the world.  Timothy Geithner, Treasury Secretary, initially demanded that AIG not give the bonuses, but later discovered that the Treasury Department had no authority to stop those bonuses.

AIG has a choice:  Pay the tens of millions or get sued for not paying the money and be forced to pay the money and all of the attorneys too.  It’s an easy decision.

Maya Thomas
Exit Realty Old Island Key West

1511 Truman Avenue
Key West, FL  33040

(305) 5221398

www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

 

 

0 commentsMaya Thomas • March 15 2009 10:24AM

Should I Refinance?

A lower interest rate sounds great, but it's only one element to consider when deciding if refinancing makes financial sense for you.  You'll need to know your break even point.  Calculate refinancing costs and see how long it will take you to make up that money.  Calculate how much you will save monthly with a new lower interest rate.  Compare the two numbers.

You will have closing costs, documentary stamps, intangible tax, title insurance, survey, appraisal, recording fees.  You may need to have 12 months of escrowed pre-paid expenses, origination fees, credit report fees and points.  These costs can add up and can vary depending upon your location.  In the Florida Keys and Key West you can use these numbers to estimate your costs:

To estimate title insurance in the Lower Keys, call Debbie Condella at The Closing Department.  The rate depends upon the refinance amount.

The Closing Department
Debbie Condella
3432 Duck Avenue
E mail Debbie.Closing@Comcast.net
Phone
(305) 293-9925
Fax (305) 293-9924

1)     State Documentary Stamps .35 per $100 of the mortgage
2)     County Intangible Tax on the mortgage .25 per $100 of the mortgage
3)     Recording fees $10 for the 1st page and $8.50 for each additional page
4)     Survey $450+
5)     Appraisal $450+

If you decide that refinancing makes sense start gathering information for your lender.  Only half of all mortgage applications are being approved due to the tougher lending criteria.  Most applications are for refinancing a home.  Only 10% to 15% of mortgage applications are for a new home purchase.  Lenders will expect you to have a high credit score.  If you aren't in the high 600's you won't have this option.

Gather this information before you get on the phone with your bank.

1)     Pay stubs 30 days
2)     W-2's for 2 years, all borrowers
3)     Additional income from social security, alimony, etc.
4)     2 months bank statements all pages, all borrowers

You'll also need these items:

  1. Warranty Deed
  2. Reserve money
  3. Prior owner's title insurance policy
  4. Survey
  5. Current mortgage statement
  6. Insurance declaration pages, all pages

Maya Thomas
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

3 commentsMaya Thomas • March 13 2009 07:39PM

This Little Piggie Needs a Library and That Little Piggie

Earmarks are giving pigs and hogs a bad name.  Earmarks sound like something bad you catch or like something you definitely wouldn't want your name involved with on the cover of the newspaper.  Earmarks sound bad, but are they?  Who and what gets earmarks?

2,300 projects were in the 2008 budget.  This is where Florida companies and local governments spent most of the money:

•  Companies that make things to protect soldiers or help them fight better

•  Museums

•  Colleges and universities

•  Libraries

•  Police Departments and public safety projects

•  Hospitals

•  Cities and counties that need to drede to stop flooding

•  Renewable and alternative energy

•  Beach renourishment

•  Marine Laboratories

•  Wastewater treatment

•  Public roads and transit systems

Earmarks represent 1% of the federal budget.  Florida gets a little over 2% of that money.  Where does Florida's 2% of the money go and who decides where it goes?

27 U. S. House of Representatives get the money for their projects.  17 are Republican and 10 are Democrats.  Who is the King of Earmarks?  37 years veteran of the U. S. House Bill Nelson, Republican representative for Pinellas County. 

If you own a company how do you get your piece?  You gotta "Pay to Play!"  Alaka'I Consulting and Engineering hired a lobbying firm and paid $90,000 to get a million dollar contract to improve safety for soldier at war by developing sensors that detect molecules in explosives.

What if you are a college or university?  Donate money to someone in a political office, or running for one, who sponsor earmarks.  Who sponsors earmarks?  Employees of Political Action Committees and lobbying firms make contributions to congressmen and women who get the money.  Congressmen and congresswomen have the power and clout to decide who gets the money.

If these projects seem worthy to you why is there so much complaining about earmarks?  Companies do not have to bid against each other to get the business.  There is no review process by congressional budgetary committees so there is no debate about the merits of the project and there is no priority assigned to the project.  The executive branch agencies who will spend the money don't give have any say over how much or how little money they need or how to spend it even if it might not make sense to them. 

Taxpayers for Common Sense http://www.taxpayer.net/ organizes information about who sponsors projects and where the money goes.  The group gets the information through new congressional disclosure rules.  The rules require all projects to have the name of the sponsor, the name and address of who is getting the money and what the money will be used for.  

Maya Thomas
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

 

 

 

 

0 commentsMaya Thomas • March 12 2009 11:50AM

EquityLock Will Guarantee Your Buyer That They Won't Loose Money

If you could guarantee a buyer that they would not loose money if they bought today would it help you close more deals?  Then you need to know about EquityLock Financial.  Fed Chairman Ben Bernake and Robert Shiller of Yale endorse a concept called equity protection.  More than 20 years of research have gone into equity protection research.

People don't go into business to loose money.  The smartest brains in the world have determined the improbability of an equity decline over the next 10 years.  The geniuses believe that equity will not decrease and that there is a significant possibility of no decline or an increase in equity values for homeowners.  20 years of research went into the evolution of equity protection; Robert Shiller and Ben Bernake endorse the protection.  Do you? 

EquityLock started offering Home Price ProtectionTM plans nationwide to sellers and buyers in 2008.  It's not really insurance according to the agencies that regulate insurance, but it looks, sounds and feels like insurance.  Or, maybe a hybrid cross between buying puts and stops and buying insurance.  The Department of Insurance Regulation doesn't have a category for what EquityLock does and categorize the service as closer to ID theft protection than to insurance. 

EquityLock is bonded and insured.  53% of every dollar of premiums goes into an account with Chase to pay premiums to sellers and buyers.  EquityLock is covered by reinsurance company RenaisssanceRe just in case there is a catestrophic event.  The insurance that EquityLock buys is sold basically the same way that mortgage backed securities are sold.

A sale triggers payment.  Premiums range between 2% and 3% of the purchase price.  The premium is based on 4 factors:

•  Market volatility

•  Length of time policy covers

•  Lockout period

•  Home Price Index

EquityLock calculates the premium is based upon market volatility in your area.  The US is divided into 386 metropolitan areas and you get grouped into the nearest area.  Your premium is also based upon a quarterly government formulated housing indicator that tracks 386 metropolitan areas.  Your premium is also based upon your Lockout period.  The Lockout period is the period when you can not sell your house and collect a premium.  The Lockout period ranges from 18 to 36 months.  An easy way to remember this is, "The longer the Lockout the lower the premium."  The premium is based upon the length of time covered.  A 4 year policy costs less than a 10 year policy.  EquityLock won't cover more than 10 years.  If you look at the history of home appreciation it seems like the premium should be reversed and that a short policy should cost more than a premium for a policy for a long period of time, but let's not tell EquityLock that.  The premium is also based upon the percentage of market decline when you sell your home compared with the Home Price Index.

Can your buyer get that piece of mind for free?  Share the information and see what your buyer thinks.  If your buyer is worried about the market and thinks prices will fall your buyer can purchase protection.  If your buyer believes we are at the bottom and protection is a waste of money isn't that a vote of confidence in the current market?  EquityLock protection may be enough to logically give a buyer confidence to buy today. 

What's the catch? 

You have to keep the home for 18 to 36 months depending upon your area and the risk.  The risk is based upon homes devaluing 50% and a "mobility rate" of 7.2%.  The mobility rate is rate of homes selling in your area.  Coverage goes up to 10 years.  Your pay out is proportionate to the home price decline.  If you pay 1,000,000 for a home and sell it 10 years from now for $900,000 or 1.2 million it doesn't matter.  If the home price index in your area has fallen 10% EquityLock will pay the homeowner $100,000 based upon the 1 million sale price mulitiplied by the 10% decline.  Pretty cool, hu? 

Want a better reason to provide this service to you client?  If the home price index falls by 10% and your client is able to sell without loosing any money the policy will still pay your client $100,000.

For more information go to http://www.equitylockfinancial.com/disclosure.html or call (800) 401-9290.

Maya Thomas
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

 

1 commentMaya Thomas • March 12 2009 10:33AM

1099's Required or Optional?

Today I talked with Linda Goold, the tax attorney for NAR.  Some negotiators have been telling me that they will not issue a 1099.  Linda explained to me that if the lender approves a short sale they are required by federal law to provide a 1099 to the borrower.

Linda explained to me that a 1099 and debt forgiveness have nothing to do with a deficiency judgment.  A 1099 must be issued in the year that the short sale is approved.  Borrowers are protected from paying income taxes on the forgiven debt until 2012.  Linda explained that state law governs deficiency judgments and to advise a seller to check with a tax attorney about 1099's and deficiency judgments. 

Do not rely on what the negotiator or the supervisor tells you.  Last Thursday a National City supervisor told me she didn’t know what a 1099.  Then she said it was really called a 1098.  The supervisor went on to explain that the lender would not provide the document because the lender intended to pursue a deficiency judgment.  She reassured me that the borrower had little to worry about because the lender had hundreds of thousands of short sales and foreclosures so it was going to take time.  The supervisor explained that if the lender didn't get any money from the deficiency judgment after a few years they would then issue a 1099.  You may give your seller a panic attack if you pass on information like this without checking the validity with a trusted source.  

 

Maya Thomas


Exit Realty Old Island Key West


1511 Truman Avenue


Key West, FL  33040


(305) 522-1398


www.ShowcasePortfolioProperties.com

MyRealPro@gmail.com

1 commentMaya Thomas • March 09 2009 08:33PM

Is Manhattan Like Key West?

Conchs, the Key West locals, have said for as long as I can remember that the Keys are the last to feel the effects of a recession and the first to get out of it.  Manhattan may be the last boom city to get hit.  Does that mean Key West is out from under the cloud?  It's hard to believe that prices in Manhattan actually peaked in 2008 while most of the rest of the United States was torn apart.  The Keys have been on a steady decline for 3 years. 

The Keys used to have prices comparable with Manhattan.  The MLS was chock full of homes listed at more than a $1,000 a square foot.  Like Manhattan, Keys real estate prices had tripled since the last real estate dip.  The $729,750 Fannie Mae and Freddie Mac extension of loan guarantees may help new buyers get in on some really good real estate really cheap in Manhattan and in the Keys.  Manhattan real estate prices will fall by 40% to 50% if they mirror Keys prices.  It could take a decade or more for a home to regain boom time value. 

Maya Thomas
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

1 commentMaya Thomas • March 07 2009 06:16AM

Halleluiah No More Lender Commission Cuts!

Lenders are no longer able to change commissions percentatges that are in a signed listing agreement between a seller and a broker.  Fannie Mae and Freddie Mac now understand that the amount of work that goes into closing a short sale is considerable.  The time and work to close just one short sale can take the same effort as closing 10 or more properties.  Fannie Mae and Freddie Mac realize the critical role that Realtors have in selling pre-foreclosure properties.

Lenders are not permitted to negotiate short sale commissions.  Fannie Mae amended the Miscellaneous Servicing Policy in Announcement 09-03.  If you have a closing scheduled to close go back to the lender and get a new approval letter that includes your full commission.  The order is effective March 1, 2009.  See the exact wording of the directive below. 

"No Negotiation of Preforeclosure Sales Commission

Servicing Guide,

Part VII, Section 504.02: Contacting Selected Borrowers

Effective March 1, 2009, closing of preforeclosure sales may not be conditioned upon a

reduction of the total commission to be paid to real estate agents to a level below what was

negotiated by the listing agent with the borrower, unless the fee exceeds 6 percent of the sales

price of the property in aggregate. Servicers are reminded that they must continue to obtain

any approvals that may be required by interested third parties in connection with preforeclosure

sales."

Freddie Mac has verbally adopted the new Fannie Mae servicing guidelines.  Freddie Mac's written approval is expected to follow.  In many areas the floor for Fannie Mae or Freddie Mac loans is $417,000 which is the same as the VA loan limit.  Certain areas have higher loan limits.  In my area, the Florida Keys, the loan limit was $625,500 which was increased to $729,750 a short time ago and the increase was extended recently.  The amount of the outstanding debt may not indicate whether the loan is owned or guaranteed by Fannie Mae or Freddie Mac.

Loan servicers own different loans.  Most servicers will have a large number of loans that are guaranteed or owned by Fannie or Freddie.  There will be loans that are owned by private mortgage holders.  Private mortgage holders can negotiate the commission they are willing to pay.

Ask your negotiator if the loan is owned or guaranteed by Fannie Mae or Freddie Mac.  Many negotiators have no idea, but will tell you, "No."  You can't rely on the information they give you.  

To check whether a loan is owned by Fannie Mae or Freddie Mac click the links below.  Freddie Mac will give you an instant answer and requires the seller's social security number.  You'll need to wait for a response from Fannie Mae if you ask to be notified by e-mail.  Fannie Mae only requires the property address.  Both sites require you to confirm that you have the consent of the seller to obtain the information.

For Fannie Mae 1-800-7FANNIE (8am to 8pm, EST)

www.fanniemae.com/homeaffordable

For Freddie Mac

1-800-FREDDIE (8am to 8pm EST)

www.freddiemac.com/avoidforeclosure

Maya Thomas
Exit Realty Old Island Key West
1511 Truman Avenue
Key West, FL  33040
(305) 522-1398
www.ShowcasePortfolioProperties.com
MyRealPro@gmail.com

2 commentsMaya Thomas • March 07 2009 05:47AM