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I live in Las Vegas and have all my life, but the crime problems and filthy streets have really made home feel like prison. We're looking to buy our first house in Henderson and qualified for a $150,000 loan. We've seen a few houses here and there but one has really stuck to us! It's a two story, 5 bed, 2 1/2 bath, 3,237 SQ FT. It's year is 1998 and, of course, it's in Henderson. This house IS on a short sale. The owner's income was reduced and she was forced to sell the house to move in with her father in Washington. Here's our problem. The house is on a so-called "reduced" price of $274,900. However, we like doing our research. We found out that this woman bought this house for $264,900 in 1998. So, the majority of her house payments should be paid and she has severely over-priced this house for a crashed market. The realtor said a man had placed an offer but dropped out at the last minute(as I feel may have been the result of finding out he was being over-charged). The realtor and woman seem very desperate to sell this house and take offers, but is it possible we can talk the price down to $130,000, seeing as the woman is trying to sell a house for retail price in a crashed market? I've seen houses originally worth $300-$400,000 dollars selling for $150,000. Is it possible to talk some sense into this woman for this house? It's the only property that's been sprinting through our minds. :) Help? Advice? Oh, and if it makes a difference, we are willing to put $3,000 to $4,000 on the table as a down-payment. :) And I'm sorry if this question seems stupid. I'm 16 so I have absolutely no idea how the house purchasing goes, but my mom's realtor is out of reach at the moment and we're all overwhelmed with anticipation about this house.
Seriously? You think just because she has owned since 1998 that she has 1/2 the mortgage paid off? You DO realize that people refinance homes all the time, and that it's a 100% certainty that this lady owes more than what she's asking, right? That's what a short sale is after all - when you try to sell your house for LESS than what you owe on your mortgage. It's the bank's decision to accept any offers. $275k means the bank is owed more than that. How much more? Hard to say. $150k will not buy it. I highly doubt that $250k will buy it. Lenders are tight these days. 50% of short sales don't even make it to closing. $3k more to put down? That does absolutely nothing. Doesn't matter if you're paying $150k in CASH, the bank doesn't give a crap - it's all cash at closing. In other words, don't get your hopes up. You guys need to be looking at $170k priced homes if you can only spend $150k.
You say you are 16 and have no idea about real estate, and that is clear. Your realtor is the one that will help you determine what the value of a home is, it's based on comparables in the area. Not what you think home values are or what she paid for the house in 1998. What she purchase the property for in 1998 is irrelevant to what the house is worth in 2011. Houses are worth around the 2003 price tag, which would make $279K a very valid amount. No it's not possible to talk the house down to $130K. If you want $130K, start looking in North Las Vegas. I really doubt you have seen houses in Vegas / Henderson that were $300K and selling for $150K. If you did, you should have bought it. For this house, your family has to be willing to put down at time of offer $3000 in earnest money (non refundable deposit). The down payment will be between $11000-$55000 + closing costs. There is no way for you to know based on what she purchased the home for in 1998 what the current owner owes for a mortgage. Maybe she had a 10 year loan and she has paid it off. Maybe it was an interest only loan, which means she would owe about $264K.
A short sale means that she owes more on the mortgage than the house is worth. That means that the lender must approve the sale as well as the seller. If they are asking $275k, she must owe more than that, so getting it for $150 is not going to happen. Ask YOUR Realtor to work up some comps to determine the real value of the house. Then make an offer or not based upon that value. What you are willing to put down may affect how much your lender will loan you, but won't mean anything to the seller or the bank who holds the current mortgage note. On a $150k home, you'd need at least $7,500 - $15,000 and you'll need $30,000 to stay out of PMI unless you go with an FHA loan.
First off, the owner has NO say whatsoever in what final offer the bank will take. Even IF this woman were to say, "sure, I will agree to 130k.." it means NOTHING! Why? Because, after the owner accepts an offer, it is off to the bank and they have to approve this lowball of an offer. Sorry, but your family needs to be looking at houses that are in their price range. The bank is the one who probably set the price of this property, not so much the owner. If you were to lowball, I can guarantee you, it would be either ignored, outright declined or laughed at. It is also highly unlikely that your parents could meet with this woman to *talk some sense into her*. LOL Tell your parents to find a house that is in the 150k range. Also, 4k down isn't much on a house that is 150k (much less the one you are talking about here) That isn't even 10%.
It is all about comparable properties, what are similar houses in the same neighborhood selling for, this will determine for how much she will be able to sell her house. Check out zillow.com to see what houses are selling for in that area. Even in Henderson, washington $150,000 seems low for a 3,200 sq foot home with five bedrooms. Took a quick look, looks like they are selling from low $180Ks to $300K, concentrate on looking at previous sales and you will have a better idea. Many homes have to go foreclosure before a seller wakes up, then the bank dumps the house on the market to get rid of it.
Oh, and if it makes a difference, we are willing to put $3,000 to $4,000 on the table as a down-payment. that would be an earnest money deposit, not a down payment make an offer but ONLY after you have interviewed 2-3 REAL estate agents who are available as a BUYER'S AGENT; never ever use a dual agent BECAUSE a dual agent may not negotiate for you. YOUR agent should go to the bank, talk to the officers in charge of disposing of short sale properties and make an offer RIGHT THEN AND THERE and give the owner -bank--ONE hour to decide. yes make your offer good for ONE HOUR only. This makes sellers and seller's agents crazy and 1 in 4 will accept a very low offer under the pressure of 1 hour to say yes or no. I graduated from Boulder City High a zillion years ago and my mom was a shill at a Henderson casino.
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