What You Need to Know About Buying a Short Sale

Did you see the movie The Tree of Life or Inception—a surreal movie where you walk out of it thinking, “What in the hell was that all about?!?!”  That, my friends, is what buying a house on short sale is like.  You’ll endure this long confusing, confounding, upsetting period of time, and then it is over.  You know something good may have happened, but you’re not sure what.  Only this time, you get a set of house keys handed to you.

If you are buying a short sale, don’t believe a thing until you get those keys in your hand.  In the meantime, just breathe deep and repeat your own personal, private mantra.  And, of course, do what I tell you to do.

Short sales continue to take up a substantial portion of the real estate inventory, and continue to be the most confusing and misunderstood of real estate transactions, despite their prevalence.  A short sale occurs when a homeowner must sell their house, and the market dictates that it can only sell for less than what they owe on it.  Period.  It doesn’t necessarily mean the sellers are in the process of foreclosure or anything else.  Don’t assume.

From a buyer’s point of view, short sales can be especially stressful and tedious, but you can often get a great deal on a house.  I have often had  buyers receive appraisals anywhere from $15,000-$30,000 over the purchase price.  I call that “patience equity.”

Of course, short sales are anything but short.  The reason they take so long is because the seller must negotiate the short sale with their lender, usually with the assistance of their real estate agent and sometimes a short sale negotiation specialist.   Once an offer is accepted, the seller’s paperwork gets in line with the other short sales on the desk of a bureaucrat at the lender’s short sale center.  it can be months before you see close of escrow.

As a short sale buyer, your agreement and contract is with the seller, not their lender.  However, the lender will dictate every movement in the transaction so that it fits into their bureaucratic system.  And, every bank is different.  And, every bureaucrat within the bank’s system is different.  And, every property and loan is different.  So, it is impossible to ever say with confidence, “This is what to expect when buying a short sale.”

But, I’m going to say it anyway.  These are my opinions based on working with buyers on many short sales since the beginning of the housing crash up until this very minute.   It may not be what you expect me to say, but this is what to expect when buying a short sale:

1. Don’t believe a word from the seller, the listing agent, the short sale negotiator or the seller’s lender.  I’m not saying they are lying, but they are at the mercy of a bureaucracy they have no control over.  If what they say or promise comes true or works out—wonderful!  But, don’t put a lot of energy into expecting their statements to actually happen.
2. If you are in a hurry, don’t buy a short sale.  Back to the “every transaction is different” stuff and the “don’t believe them” stuff up above.  Timelines cannot be counted on or really even enforced.  Just because a date is in writing, it is pretty much meaningless.  Work closely with your agent (me, I hope) to always know what your options are, even if it means walking away from the deal.  I once had a buyer walk after waiting for almost a year (that was early in the crisis…things have gotten a wee bit better since them).  And, remember—breathe and be patient.  Most short sales take about 3-4 months.
3. If you are looking for a deal, definitely consider a short sale.  If you can abide by rules 1 and 2, then you might get a really good deal on a house.  Is it worth the stress of waiting and jumping through seemingly ridiculous bureaucratic hoops? You tell me.  Bear in mind, however, that you are buying what is considered a “distressed property,” so it may need some work after you close escrow.  Don’t count on the seller (or their lender) to provide concessions on price or do repairs.  You’re getting the house for a discount, so stop complaining and get to work turning it into your dream home.

I better wrap this up, and I didn’t even get into technical stuff like: written lender consent, earnest money, inspections, HUD statements, HAFA and so much more.  I wanted to give a more impressionistic view of the short sale process.  We need more impressionism in real estate, don’t we?

I really could go on and on about the short sale process, but let me know if you have any specific questions or would like more information.

New Beaverton Listing–the Great Green Man Welcomes You!

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The Great Green Man welcomes you to Monson Street!

A 3-bedroom/2-bath ranch with a spectacular great room in Beaverton located at 20285 SW Monson in Beaverton.  Listed for $197,500.

This wonderful home is centered around an inviting great room combining the comfy living room and spacious kitchen with high vaulted ceilings, impressive built-ins, gas fireplace, media center and sound system, sunlight tunnels.  The great room opens via slider to the patio which features a power awning and mature landscaping (strawberries, cherry trees, grapevines, etc). The home’s large master suite has a walk-closet, Jacuzzi tub plus shower, double sinks, and another slider to the backyard. The second bedroom features a Murphy bed with matching built-ins. Plus, there’s a third bedroom and convenient utility room off the garage.  The home also has wide hallways, a security system, Medeco locks. A new roof was installed in 2010. And, it is close and convenient to Intel, Nike, and MAX.

Visit the property website or zap me a message for more information.

7 Tips for First Time Homebuyers

It is that time of year.  First time homebuyers are gathering their financial paperwork and driving around looking at houses, dreaming of home ownership.  So, at this time of year, I like to share the basic steps for buying a house with all of you who are getting ready to make your first home purchase.

1.       You Need a Mortgage Broker.

Before I can help you, a mortgage broker works with you to assess your finances to see how much spending power you have.  A good mortgage broker will advise you on ways to clean up your finances for a smooth loan process.  If you need a referral to a mortgage broker, please give me a call. 

2.       Identify Your Key Search Criteria.

In today’s real estate market, there is a lot of “inventory” to choose from, so narrowing down that selection is important.  In addition to price range, you will need to think about space needs, location, and condition—what will work for you now and in the future. Also, it is important to understand your motivation.  The home buying process can be quite emotional, and knowing your goals will help you stay focused.

3.       Let the Search Begin.

Once you know your criteria, the fun part begins—let’s get out there and start looking at houses.  You will receive automatic email announcements of new listings and price reductions for homes that meet your parameters.  We can meet up at times that are convenient for you to look at homes that catch your eye.

4.       Review the Offer Paperwork.

Once you are ready to make an offer, things can move quite quickly, so it is important to be comfortable with the paperwork and procedures.  I will give you a sample of the purchase offer paperwork to review when we first meet.  Make sure to read and review it so you are comfortable when the time comes to make an offer.

5.       How to Hold Title.

A serious consideration is how you will own the property.  This is a very important consideration for LGBT homeowners and other unmarried couples.  This is especially important if you are buying in Washington, which is a community property state (and is on theverge of marriage equality!).  You may need to consult an attorney or financial planner.  I would be happy to explain title options to you in more depth.

6.       Inspections.

Once you have an accepted offer, you will need to have the home inspected.  Make sure to have liquid cash available for a general home inspection, a sewer scope, and possible further inspections.  You need to make sure your dream home doesn’t turn into a nightmare.  I usually recommend having $800-$1,000 in cash available for inspections.

7.       Ask a Lot of Questions. 

This is a big purchase….possibly the largest transaction you will make in your life.  Don’t just follow my advice at every turn, and don’t make assumptions.  Be curious, ask questions and find out everything you need to know to be a confident and well-informed homebuyer. 

This is just a brief introduction to a complex process. I can help guide you through your search, negotiations, escrow, and beyond.  Drop me a line and let me know how I can help kickstart your home search.

Fabulous Hoods–Northwest Portland

This article was originally published at FabulousPDX.com.

Northwest Portland, especially the neighborhoods radiating from NW 23^rd Avenue—aka Nob Hill—may not appear very Fabulous at first glance.  There are no major LGBT-specific destinations, but there is so much to do and love.  Shopping, dining, nature and more awaits the LGBTer over in NW Portland.

NW 23^rd Avenue is definitely the center of gravity in NW Portland.  With its boutique destinations and fine dining, people flock to the street from all of the Pacific Northwest.  In fact, it is also a great spot for celebrity sightings in Portland, amidst names from A (Woody Allen) to Z (Mark Zuckerberg) sighted on the street this past year.  With restaurants like 23Hoyt and Papa Haydn and shops like Brooklyn Industries and Kiehl’s, you could kill a whole day (and a whole paycheck!) enjoying the street.

Just two blocks east is—surprise!—NW 21^st Avenue, which also has a lot to offer.  Great dining and shopping as well, but a little more under the radar.  We especially love Cinema 21, an independent cinema that shows a lot of queer films. In fact, it is the home to the annual Portland Gay and Lesbian Film Festival each September.  And, there is always plenty of cruising, err, grocery shopping, going on at the neighborhood Trader Joe’s!

One particularly wonderful LGBT landmark in the gayborhood is the Gay & Grey program at Friendly House, a social services community center.  The Gay & Grey program holds an annual expo and many social events throughout the year to bring services and attention to the LGBT senior citizens in the PDX metro area. 

When you are in NW Portland, you can escape pretty quickly if you are looking for something (or someone) new.  Of course, you can easily head downtown, which we’ve written about before.  But, you can also head up the hill into Forest Park, one of the largest urban forests in the United States.  It boasts miles and miles of hiking and biking trails, and is an inspiration to the city’s arts scene (check out Colin Meloy’s book Wildwood and the NBC series Grimm).  From Forest Park, you have many choices.  Go check out the Pittock Mansion, or maybe the Oregon Zoo, or maybe the romantic International Rose Test Garden, or maybe the World Forestry Center, or maybe the Hoyt Arboretuem, or maybe the Japanese Garden. 

Or, maybe it is time to come back down to NW 23^rd and grab a cocktail at Jo Bar!

BYOJ—Or How to Find a Job in Portland

When my partner Allen and I were planning our move to the Portland area, his 92 year old grandfather warned us to bring our own money and work.  This wisdom was based on his experiences working in Vancouver back in the 1930s.  Well, times haven’t really changed in that regard.

I work with so many people who are relocating to the Portland/Vancouver area, I thought I would like to share some of experiences and observations of the local job market.

I recently saw someone on Twitter use the term BYOJ—or Bring Your Own Job—and I love that concept.  Portland is a very entrepreneurial town.  Even if you are looking for a 9-to-5 job or part-time work to supplement your income, people here have the entrepreneurial spark.

I’m sure some people find jobs by sending resumes in response to “help wanted” ads, but I think that is the exception and not the norm.  The job environment in the Portland Metro area is heavily invested in networking and who you know.  The good news is, the area is still rather small and it is possible to get to know some great people in a very short time. 

Get Out and Start Networking.  There are so many networking groups on in the Portland area, and I’m sure you can find out that fits your niche.  Maybe it based on who you are—PABA for us LGBT folks, PDXFX for female executives.  Or maybe it is based on your career—like OEN for entrepreneurs or PRSA for publicists. 

Be of Service.  Get involved with a local non-profit that dovetails with your career goals and interests.  Not to get too “woo woo,” but there is a flow in Portland where people who do good deeds are rewarded.  And don’t just show up to help and leave.  Make an investment of your time and energy, take on responsibilities and exhibit dedication.  Or, as I boldly advise people, show up and just don’t leave. You will meet some great people and make strong connections.

Take a Chance.  Identify people you want to know and ask them for a few minutes of their time.  Invite them to coffee.  Be straightforward and upfront, as well, so they know what your intentions and goals are. 

These tips won’t guarantee that you will find a job, but, I think it will pay off in many ways.  It will help integrate you into the job scene, help you make friends and connections, and demonstrate you’re commitment to being a true Portlander.

By the way, Portland nonverbal communication expert Sari de la Motte has an excellent eBook on essential nonverbal skills for job interviews–from resume to getting the job.  Great stuff!  Check it out! “Beyond a Firm Handshake: 21 Ways to Communicate You’re the Best One for the Job“

Why Did You Buy a House?

Interest Rates. Employment. Consumer Confidence.  Those are three of the macro-economic factors that affect the real estate industry.  Economists and arm-chair prognosticators alike enjoy identifying one as more important than the other when pontificating on how to “save” the housing sector.  And, it is frustrating because we don’t have much control over interest rates, employment and consumer confidence.

But, the key to the housing market is you.  And him.  And her.  It is our lives and the phases of our lives that drive the housing market.  In over one hundred transactions, I have never once spoken to someone who was buying a house because interest rates were low, or because the unemployment rate dipped or because their consumer confidence runneth over.  I’m not saying those things don’t matter, but the top motivating factors are much, much more personal.

People buy and sell homes because they are getting married, or because they are having a first child, or because they are now up to three kids and need more room.  People buy and sell homes when the kids are grown and have homes of their own.  People buy and sell homes when they relocate for work, and when they retire.  If they are fortunate, they buy or sell a second home in a favorite vacation locale.  For some people, property helps fuel a passion (like living near the ocean or putting together a recording studio).  And, if they believe in real estate as a strong long-term investment, they buy investment properties they can rent out.  I’ve worked with people in all of those situations, and not a single one was primarily motivated by interest rates and other macro-economic factors. 

Sure, interest rates and the others support those personal housing goals, but, don’t be fooled that they are the only driving forces of the real estate market.  Like almost everything else in life, it all comes down to love and birth, adventure and passion, death and taxes.  What was your reason for buying a home?

The Other Corey Eubanks

Okay…another quick diversion from real estate.  I get a lot of visitors to my website looking for the other Corey Eubanks…the stunt driver of the General Lee on the show Dukes of Hazzard, as well as other big television shows and movies.  So, if you are looking for him….Welcome! Hello! Want to buy a house in Portland or Vancouver?

We’ve crossed paths our entire life, but we’ve never met.  He is the adopted son of game show host Bob Eubanks, and supposedly we are somehow related.  One time, I was somewhere near his house in LA and writing a check at a grocery store.  The clerk knew Stuntman Corey and thought I had stolen his checkbook.  My best friend Barry worked on a film of Stuntman Corey’s and even had lunch with him (but didn’t mention the funny connection!?!).  In my life as a film publicist, I had to call his manager once about another client, who got very confused.  I’ve even had good friends and colleagues see Stuntman Corey’s name in the end credits of a movie and seriously ask me if I’m also a stuntman (umm…no). 

My favorite Stuntman Corey connection, though, is watching Tim Burton’s director commentary on Pee Wee’s Big Adventure.  Stuntman Corey was Pee Wee’s stuntman! Burton says several times “Corey Eubanks is so great!  I love Corey Eubanks!  What ever happened to Corey Eubanks?”  I pop that one in sometimes for a laugh.

I’m not much a car-savvy person.  You’ll never find me driving like Stuntman Corey in a car like the General Lee.  The Smart Car version of Ol’ Lee up above is more my speed.  Well, maybe about 5 miles below the speed limit!

(Photo courtesy of Lee Stitt/Facebook)