Lacey, WA - 5.1 tips to make house buying successful

5.1 tips to make Lacey house buying successful

1. Get mortgage-ready. The Lacey house buying market is heating up; getting you mortgage insures that you can act fast when you find that perfect LAcey house for sale. Make sure your credit is as strong as it could be.

2. Budget wisely (stay within your budget). Be aware of utility, maintenance and transportation costs to determine if a home isaffordable. Buying a house in the rural Lacey is great, just make sure you account for the commute cost.

3. Get the right mortgage. Fixed-rate mortgages offer payment certainty, while adjustable-rate mortgages frequently provide lower initial monthly payments, which could rise considerably over time.

4. Get help. Searching for a home over the Internet (Check out...http://www.housesforsalewa.com/) is one thing; actually going through the process and closing on a home without professional assistance is another.

5. Take your time. Buying a house in Lacey, WA is not a race. Moving too quickly because the "dream home" just came on the market could be the first of many mistakes. Take the time to obtain a home inspection, look over the neighborhood and investigate the school district.

5.1 Use Wes Neal to buy or sell Real Estate in the Olympia, Lacey, Tumwater and surrounding areas!!!

 

Free list of ALL the bank repo's, foreclosures, HUD owned and Distressed Must Sell Houses

The market is heating up and these great foreclosure deals won't last long. These must sell Thurston County Homes are at rock bottem price and the prices are rising so don't let the opportunity to buy low pass you by.

Click here to see pictures, addresses, map links and detailed information on ALL 25 Bank Owned Homes, foreclosures, and HUD repos in the Olympia Lacey and Tumwater areas... All priced under $300,000. 


FREE Special Report - "6 Costly Mistakes to Avoid Before Buying a Home" 

Industry Insiders have prepared a FREE special report entitled "6 Things You Must Know Before You Buy". Having the right information before hand can undoubtedly make a major difference in this critical negotiation. To hear a brief recorded message about how to order your FREE copy of this report call toll-free 1-800-611-1748 and enter 1001. You can call any time, 24 hours a day, 7 days a week. Get your free special report NOW to find out what you need to know before you buy a home. 

Market Insider

Gain valuable insight into a community by looking at household incomes, crime risk, education levels attained, and potential for extreme weather. Use the map to locate points of interest like shopping, restaurants, and health care services.

Click here to get started checking out the Lacey area.

 

 

Lacey, WA - How To Sell A House That Didn't Sell

Lacey, WA - How To Sell A House That Didn't Sell

Lacey, WA - If your home has just come off the market and hasn't sold, don't be discouraged. The reason your home did not sell may have nothing to do with your home or the market. In reality, your home may have been one of the more desirable properties for sale. So Why Didn't Your Home Sell?   Last year many of the homes listed for sale never sold at all, and many sellers found that there was a tremendous amount a homeowner needed to be educated on to sell their home for top dollar in the shortest time period. Don't risk making the wrong choices and losing both time and money on your investment. Before you hire a realtor, know the

right questions to ask to save you time and money. Industry experts have prepared a free special report called "How to Sell a House that Didn't Sell" which educates you on the issues involved.   To hear a brief recorded message about how to order your FREE copy of this report titled "Lacey, WA - How to Sell a House that Didn't Sell"call toll-free 1-800-611-1748 and enter 1012. You can call any time, 24 hours a day, 7 days a week.   Get your free special report NOW to make sure your home sells the next time you list it for sale.

 

 

Outstanding Homes with Main Floor Master Bedrooms, Quiet Tree Street and Great Neighborhoods

Tire of the stairs in your home... Feel like a prisoner at times? Then you have to check out these wonderful homes with main floor master bedrooms.  There may never be a better time to buy a home here in the Thurston County and these must sell homes are ideal to take advantage of these historically low prices and interest rates... before they go up and it's too late... Click here to view ALL the Outstanding Homes with Main Floor Master Bedrooms in Thurston County... priced from $250,000 - $400,000. 

 

Market Insider

Gain valuable insight into a community by looking at household incomes, crime risk, education levels attained, and potential for extreme weather. Use the map to locate points of interest like shopping, restaurants, and health care services.

Click here to get started checking out the Lacey area.

 

How to Sell a Lacey House that Didn't Sell

Why Most Homes Listed for Sale Don't Sell and What to Do About It

Get FREE Instant Access.

If your home has just come off the market and hasn't sold, don't be discouraged. The reason your home did not sell may have nothing to do with your home or the market. In reality, your home may have been one of the more desirable properties for sale.

So Why Didn't Your Home Sell?

Last year almost half of the homes listed for sale never sold at all, and many sellers found that there was a tremendous amount a homeowner needed to be educated on to sell their home for top dollar in the shortest time period.

Don't risk making the wrong choices and losing both time and money on your investment. Before you hire a real estate agent, know the right questions to ask to save you time and money.

Industry experts have prepared a free special report called "How to Sell a House that Didn't Sell" which educates you on the issues involved.

Click Here... To order this report NOW to make sure your home sells the next time you list it for sale.

 

 

Olympia, WA ~ Foreclosure is not your only option

Foreclosure is not your only option 

If you are like many American families who had a reduction in your pay, things can be stressful looking for a way to satisfy the mortgage, car payment, credit card debt and other things. Maybe you had to re-locate due to your job and are having to make double mortgage payments or a rent payment along with your mortgage. This can be a juggling act and many find themselves going into default on their home loan and subject to Foreclosure.

Their are other options to Foreclosure that many may not be know that exist. Their are re-payment plans, Loan Modifications and also the Short Sale. This may be an option if all others fail and is far better that having a Foreclosure on your credit report.

You may ask why would the lender want to do a short sale instead of foreclosing on the property ?  The answer is that this could be a savings to the lender. It can take 9 Months for a Foreclosure and Real Sale of the home and by the lender allowing the resale it also is a benefit to the borrower as they do not have a foreclosure on the credit and the do not have there name posted in the local news paper. You must submit a short sale package in order to qualify for a short sale.

When you realize it is time to sale your home in lieu of a foreclosure, you don't want just any Realtor working for you as many have not ever worked a short sale. These are much different from the traditional real estate transaction. You should hire a Realtor who has experience and is successful working short sales.  The entire process involves much more than the average closing and will take longer than the normal 30 to 45 days to close. Once you have an accepted contract on your home, it must them go to your lender for their approval process as well.

You may ask, how does this process actually work ? The listing agent and the home owner will negotiate the offers to get the BEST and HIGHEST possible offer. This is very important as the lender will also verify the value of your home to see if this will actually be a savings to the lender versus preceding with a foreclosure. Remember not to add in any fees that are not normally paid and the lender is not going to allow junk fees, home warranties, repairs to be paid at closing.

Now lets say you have a 2nd Mortgage (Junior Lien) This can put a whole new spin on things as we are now negotiating with 2 loan service providers. The junior lean holder does not always want to be as willing to accept less on their loan and often ask for a promissory note to satisfy the debt. They must agree to the short sale as well. If they don't and your home goes into foreclosure, they loose as well. So in this case something is better than nothing. Once the lenders are acceptable to the short sale, they will send you a demand letter that will tell the terms of their approval and this must be submitted to the title company or closing attorney depending on which one is used in your area.

One thing to also keep in mind is that if your lender has already started the foreclosure process, this may continue until you have an acceptable offer on your home. You should always consult with your tax adviser and or attorney about possible tax consequences and legal questions you may have.

Below you will find additional information that will be useful in understanding the process of a short sale.

Please call me at 360.402.8130 if you would like to start this process.

Requirements to do a Short Sale

The Home Owner Qualifies for a Short Sale with a Short Sale Package.

Here are the required items for a Short Sale


   1.  2 years Tax Returns (Signed)
   2.  2 Most recent pay check stubs with YTD
   3.  Financial Statement
   4.  2 Months Bank statements with bank logo
   5.  Hardship Letter

* A hardship letter is a pitty letter to the lender. This is just a letter needs to tell you story to the lender. It needs to be more than " I lost my job " It needs to tell how it has affected the family.

* No Tax returns: Blank paper write Tax returns as the top and explain why they don't have a tax return

* No pay stubs: Blank paper write Pay Stubs on to and explain why they don't have any.. like.. They lost their job. If they have Unemployment or Social Security, get a copy of this to turn in.

* No income, Social Security ect. Find out who is making their payment the payment for groceries, utilities ect.

* No banks statements because the took all money out and closed the account because they were trying to stay afloat.

* Other items could be added to the list from your lender


Please call me at 360.402.8130 if you would like to start this process.

Negotiating The Short Sale

Who will Negotiate the Sale ?  The listing agent and the home owner will negotiate the offers to get the BEST and HIGHEST possible offer.

Always present ALL offers to the seller and REJECT and or COUNTER Unreasonable offers. Have the Home owner to Accept the Best and Highest offer subject to the lenders approval of a Short Sale.

The lender don't want you to send in all offers for them to negotiate. You will only send then the BEST and HIGHEST offer for Short Sale approval. 

Keep in mind that this can take 45-90 days to get the approval. The lender has to weigh the value of a Short Sale ~VS~ Foreclosure. There are many steps to the process. You will need a completed HUD-1 that must reflect the offer being submitted to the lender with the following information:

1. Dates
2. Fees
3. Names

Remember these tips

1. Do NOT add any fees that are not normally paid
2. Seller may NOT receive any proceeds from the Short Sale

These fees will generally NOT be paid on a Short Sale

• Home warranty
• Repairs - Short Sales are sold "AS-IS"
• Inspection Fees
• Fees normally paid to Buyers including Tax service fees
• Surveys
• Junk Fees
• Utilities
• Buyer Closing Cost over 3% of sales price

Fees they will consider paying

• Property Tax
• Owners Policy
• County Doc. / Transfer Tax (if applicable)
• Escrow Fees
• Commissions - May be reduced
• Junior Lien Holders - these must be negotiated and show amount offered for release of the Junior Lien Holder.  (Junior Lien Holder would be like the 2nd Mortgage)

Junior Lien Holders may accept $1,000 - $3,000 (Example) to release the property but not forgive the debt.

 * You ask why they may do this.

1. Better than getting nothing at all.
2. Professional Courtesy

Please call me at 360.402.8130 if you would like to start this process.

Submitting A Short Sale Offer

Here is a list of what you are going to need when submitting the Short Sale Offer

1. Signed Offer - Buyer(s) & Seller(s)
2. Estimated HUD-1
3. Buyers Qualification Letter
4. Short Sale Package
5. Signed 3rd Party Authorization
6. 2 Years signed tax returns
7. 2 Months bank statements
8. 2 Most recent pay check stubs
9. Financial Statement
10. Hardship Letter

 For a Short Sale Approval

1. You need to demonstrate to the Loan Holder that it makes sense to approve the sale
2. You provide the documents needed to justify their decision
3. Have pictures and comps
4. Make the lender aware of your marketing (your efforts and pricing history)

 Why so long for a answer?

1. Lender needs to verify the value of the property
2. Order the appraisal
3. Order Brokers Price Opinion -this could take a couple weeks pending on where this file is in the stack
4. Lender needs to get approval - Based on how big the discount would be

Please call me at 360.402.8130 if you would like to start this process.

Short Sale Savings to the Lender

Why would the lender want to do a short sale instead of foreclosing on the property ?

Here is a example why the Short Sale would be better for the lender.

Short Sale Scenario                                                                                                  

$220,000 Actual Loan Amount                                                         

$200,000  Actual Market value.                                                        

  $18,000 Commission and Closing Cost                                             

$182,000 Amount left to Satisfy the lender                                             

 ($38,000) Amount the Lender would discount the Mortgage                 

                                                                                                                                                                                                                     

                                                                                                             

Foreclosure Scenario

$220,000 Actual Loan Amount                                                        
$200,000  Actual Market value.

    $1,900 Legal Fees

    $9,500 Lost Interest

    $7,000  Taxes, Insurance, Maintenance & Utilities

  $18,000 Commission and Closing Cost  

  $83,000 Amount left to Satisfy the lender

($27,000) Loss to the Lender

By doing the Short Sale the Lender SAVINGS are $56,400

It can take 9 Months or more for a Foreclosure and Real Sale of the home By the lender allowing the resale it also is a benefit to the borrower as they do not have a foreclosure on the credit and the do not have there name posted in the local news paper.

Please call me at 360.402.8130 if you when you are ready to start this process.  

Wes Neal Investment Sales Specialist, Thurston County Mobile: 360.402.8130 wesleycneal@gmail.com   Real Estate Expertise With Cutting Edge Technology  Visit... HouseForSaleWA

Paint or rehab your way in the door, to your dream home

Over the past few years I have seen a lot of house for sale in Olympia, Lacey, Tumwater and our surrounding areas, with past up because they weren't "the perfect home."  I hate to be the one to break this but, there is no perfect house; but with a little vision and a positive attitude there are so many ways to make an "OK" or even an good home pretty near perfect! Sometimes it's as easy as paint, carpets and landscaping.

I remember many years ago, showing a young lady house for sale near Olympia and she had told me exactly what she wanted in a home; so like a great real estate agent I went out toured the homes and found several that I thought were great and one that I thought was perfect for her.  The only problem with the perfect one is the lawn was very overgrown with huge bushes hiding the deary dark brown home.

I met with her the next afternoon to look at first time buyer house in the area and off we went to see seven houses for sale under $150,000.  The home with the overgrown lawn and the dreary brown paint was 4th on our list.  When we pulled up to the house for sale, she wouldn't even get out of the car.  She told me this is not what I am looking for, so we left (the home was vacant so no one was expecting us). She ended up finding a house in Olympia that she really liked and I helped her get it for a great price and she was happy.

We stayed in touch and one day she calls me and said "you won't believe what happened to me!"  Being the great Realtor that I am thought... Oh no, the roof caved in or worse!  She goes on to say, "remember that ugly brown house that you showed me (which at first I didn't but thankfully this wasn't a test)?  Well I went to a house warming party this weekend and it was at that house in Lacey that you really liked and I wouldn't look at!"  Then I remembered.  "They had painted it the cutest taupe color and got rid of all of those awful bushes and guess what? It was absolutely darling... I so wish I would have listened to you... I loved that home!"  We talked for a while longer and then hung up.

I am not telling this story to say that I was right because I wasn't.  I should have politely insisted that you got out and looked at the Lacey house for sale (like I have done with every client since her call).  Then I could have helped her see the home how it could be, not as it was.

Many people think that you have to have a ton of extra money to buy a house in Thurston County that is a fixer for sale or that needs a lot of work. First time home buyers particular think this.  That truth is that if you have the ability and are willing to spend some time you can do it all for pennies on the dollar.  There are also some great rehabilitation loans (203K) that allow you to barrow what it would cost to fix and or remodel the house that is for sell. You can get into some of these loan programs with as little as 3.5% down (which can be gifted) and even get paid to do some of the work.

Many of my investors and home buyers have used this type of loan over the years and have thought that it was great and helped them build instant equity. If you are thinking of buying and would like more information give me a call 360.402.8130 or click here to visit my HomeFinder website.

Have we reached bottom in Thurston County?

Over the last couple of years it seems like every time we think that we have reached the bottom, of home prices here in the Olympia area, out comes the shovel and the bottom has been dug Even deeper.  However, we have definitely seen a new pulse in real estate home sales in Olympia, Lacey and Tumwater areas; homes sales for the last quarter rose over 25% from the last quarter of 2010.

What does this mean for home buyers in the Thurston County? In my opinion, now is the time to buy!  There are still great low and zero down loan programs available with interest rates as low as 3.5%.  In many cases you can buy a home for less than it would cost to rent a similar home in the area.  When you couple this with the fact that home buyers have a tremendous amount of homes to choose from... This just might be the time in history where people look back and say... "I wish I had bought then... I would have made a fortune on this home!"

For example:  I just sold a 1,700 sq ft, 3 bedroom, 2 bath home, on a quiet tree lined street with a private fenced back yard near Capitol High School, for $200,000.  Principle and interest on that home @ 3.7% is only 

$920.00 per month on a 30 year loan.  That is amazing!

Now a veteran could have bought this home for zero down and an FHA buyer could get into a home like this for 3.5% down, which could be gifted to them from a family member. 

If you are thing about buying and would like to search homes for sale in Western Washington or find out how much your payment would be in your price range then... Click here.

Wes Neal Investment Sales Specialist, Thurston County Mobile: 360.402.8130   For all of your South Sound Real Estate Needs  Visit... MrOlympiaWA.com

Click Here... to search for any home, including foreclosures and bank owned homes in Western Washington... FREE!!

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Olympia Short Sale Opportunity

Wow, what an incredible home! This home is quietly tucked away on a quiet tree lined street, Resting on a private and tranquil acre.  it's your own piece of heaven. This wonderful home has been impeccably remodeled inside and out and it boasts a new roof, windows, new decking on the front & back, rich hardwood floors, an amazing chef's kitchen w/granite counter tops, 36" cabinets, and new appliances.

It even has AC for you to get out of the summer heat...it will come! there's a large detached 36'x32' shop (1152 sq ft) w/10' ceilings & room for all your toys.

• 3 Bedrooms
• 1 acre
• Incredible remodel
• Asking $200,000

To check out this wonderful home, driving directions, view pictures and detailed information, Please...Click Here!

This is truly a rare find and a perfect place for you to call home. 

Wes Neal Investment Sales Specialist, Thurston County Mobile: 360.402.8130   For all of your South Sound Real Estate Needs  Visit... MrOlympiaWA.com

Click Here... to search for any home, including foreclosures and bank owned homes in Western Washington... FREE!!

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