Wednesday, April 25, 2012

Freddie Mac and Short Sales

Freddie Reallocates More Funds to Boost Short Sales

Money used for a federal program aimed at helping 18 hard-hit housing market states can now reallocate its funds to help home owners complete short sales or other foreclosure alternatives, Freddie Mac announced Monday to mortgage servicers.
Mortgage giant Freddie Mac, along with Fannie Mae, has recently placed more focus on helping home owners complete short sales to avoid foreclosure. (Read more: Fannie, Freddie Speed Up Short Sales)
The Hardest Hit Fund reportedly has been an underused program by 18 states and the District of Columbia. The program is to provide home owner assistance to states through loan modifications, short sales, unemployment assistance, and mortgage principal reduction. But only 3 percent of the funds for the $7.6 billion program has been used as of Dec. 31.
Some of that money can now be allocated to helping more distressed home owners, including borrowers for short sales, deed-in-lieu of foreclosure, or relocation assistance, according to Freddie Mac.
Source: “Freddie Directs Servicers to use Hardest Hit Fund in Short Sales,” HousingWire (April 23, 2012)

Low-ball Offers a Thing of the Past?

 

Last year, 10 percent of REALTORS® complained about receiving low-ball offers on listed homes — offers usually submitted by the buyer for 25 percent or more below the list price, according to a National Association of REALTORS® survey of its members. But that number has dropped drastically.
According to a survey this March of 4,500 agents and brokers, no REALTORS® complained about low-ball offers. The main problem nowadays: The sudden drop in inventory of for-sale homes has led to fewer homes available to sell.
For home buyers who still think they have a chance of hitting it lucky with a low-ball offer, they’re finding in many markets that their offers are more often being rejected or countered closer to the original asking price, the Los Angeles Times reports.
West Neal with Prudential Olympia in Olympia, Wash., recalls a buyer who came in recently with an offer of $150,000 for a home listed at $250,000. Eventually, they negotiated a final sales price of $230,000, but it took a lot of negotiating on the agents’ parts to get the buyer higher.
"Low-ball offers are down a lot because we're seeing more homes come on the market that are more realistically priced," Neal told the Los Angeles Times.
Source: “Low-ball Offers Decline in Some Housing Markets,” Los Angeles Times (April 22, 2012)

Friday, April 20, 2012

Freddie Mac sets new short sale timelines, Fannie to follow

Freddie Mac sets new short sale timelines, Fannie to follow
Freddie Mac, the federally owned company that buys mortgages from local lenders, says it wants to make the short sale process easier on home sellers by updating its timelines for short sales and requiring better communication from lenders. Last year, Freddie Mac completed 45,623 short sales.

The initiative is part of the Servicing Alignment Initiative (SAI) Freddie Mac and Fannie Mae launched in 2011 at the direction of their regulator, the Federal Housing Finance Agency (FHFA). Yesterday, FHFA announced that Fannie Mae and Freddie Mac must adopt the new short-sale guidelines, and the latter announced compliance shortly after that.

“Freddie Mac’s new timelines are intended to help make the decision process more transparent and timely for short sales under the Obama Administration’s HAFA program or Freddie Mac’s traditional short-sale option,” says Tracy Mooney, Freddie Mac senior vice president, single-family servicing.

Freddie Mac proposals

• Loan servicers should make a decision within 30 days of receiving 1) an offer on a property under Freddie Mac’s traditional short sale program or 2) a completed Borrower Response Package (BRP) requesting consideration for a short sale under HAFA or Freddie Mac’s traditional short sale program. BRPs are standardized assistance applications developed under the Servicing Alignment Initiative.

• If a lender needs more than 30 days, it must give homeowners a status update at least weekly, and a final decision must be made in less than 60 days.

• If a servicer makes a counteroffer, the borrower must respond within five business days. The servicer then has 10 more business days to respond to the buyer.

Freddie Mac says it will use the new timelines to evaluate servicer compliance with the SAI and its own servicing requirements.

FloridaRealtors®

Thursday, March 15, 2012

Beach at Cape Coral's Four Freedoms Park open to the public






Beach at Cape Coral's Four Freedoms Park open to the public
Story Created: Mar 08, 2012 at 8:17 PM America/New_York



CAPE CORAL, Fla -- The newest Cape Coral Beach is finally open to the public.
The beach is located at Four Freedoms Park in the south Cape.
This new park adds about 200 extra feet of beachfront to the Cape. The Community Redevelopment Agency spent $41,000 dollars on the 16,000 square foot beach. Construction started back in the beginning of January.
City officials say they hope this will ease some of the overcrowding at the Yacht Club Beach. Many who live in this area say the new beach is a wonderful addition to the community and they are happy it'll finally be open to the public.

Short Sale Becoming Shorter for Sellers and Buyers

Short Sales Get Shorter: New Deadlines to go into Effect

As part of a settlement with state attorneys general, the five largest mortgage servicers are adopting new requirements for short sales, which is expected to speed-up what has been known as a lengthy process.
Here are some of the new requirements for servicers under the settlement:
  • Servicers must provide borrowers with a decision within 30 days after receiving a short sale package request. 
  • Servicers will be required to notify a borrower, also within 30 days, if any necessary documents are missing to process the short sale request. 
  • Servicers must notify a borrower immediately if a deficiency payment is needed to approve the short sale. They also must provide an estimated amount for the deficiency payment needed for the short sale. 
  • Servicers are also required to form an internal group to review all short sale requests. 
  • Banks will be considered in violation of the settlement requirements if they take longer than 30 days on more than 10 percent of the short sale requests. Violations can carry fines of up to $1 million and $5 million for repeat offenses. 
"If a real estate broker can get a checklist from the bank detailing what documentation is needed, everything can be provided up front, and the bank will be required to give a thumbs-up or a thumbs-down within 30 days,” short sale specialist Chris Hanson with the Hanson Law Firm told HousingWire. “That's not a bad deal.” 

Underwater Mortgages and Homeowners Florida #3

States With the Most Underwater Mortgages
About 22 percent of home owners nationwide are considered “underwater,” owing more on their mortgage than their home is currently worth, according to recent CoreLogic data. Some states are seeing a higher number of underwater mortgages than others too.
Many of the states with the highest number of underwater mortgages also had some of the biggest housing booms a few years ago, before prices plunged.
24/7 Wall St., in analyzing CoreLogic’s fourth quarter 2011 data, recently profiled the states with the highest number of underwater home owners.
1. Nevada
Percentage of underwater households: 61.1%
Drop in median home values since housing peak:60%
2. Arizona
Percentage of underwater households: 48.3%
Drop in median home values since housing peak: 47.9%
3. Florida
Percentage of underwater households: 44.2%
Drop in median home values since housing peak: 44.8%
4. Michigan
Percentage of underwater households: 34.7%
Drop in median home values since housing peak: 30.1%
5. Georgia
Percentage of underwater households: 33%
Drop in median home values since housing peak: 26%

Tuesday, February 14, 2012

$4 gas is right around corner

Gas prices have jumped about 10 percent so far this year in Southwest Florida, and the pain at the pump is expected to get worse in the next few months.
Prices for standard-grade gasoline here will be pushing $4 a gallon by the end of April or early May, predicts Tom Kloza, chief analyst for the Oil Price Information Service.
“I don’t think it is going to stay there for long, but it looks pretty certain to get there,” Kloza said.
The average price of a gallon of standard gasoline in the greater Fort Myers area Monday was $3.672, according to the daily survey published by the Oil Price Information Service, AAA and Wright Express. That’s up from $3.319 at the first of the year and up 17 percent from a year ago, when it was $3.13.
“It’s not the demand for gasoline that’s doing it because U.S. demand for gas is about the lowest it has been since January 2000,” Kloza said.
Instead, the supply of gasoline is getting squeezed because several refineries in the U.S. and the Virgin Islands have shut down recently, Kloza said. Crude oil prices have been climbing, but the weak demand for gasoline means refineries were spending more to produce gas than they could sell it for.
That weak demand may ultimately bring prices down this summer, Kloza said.
In 2011, gas prices peaked at $3.915 in May. The all-time record locally is $4.064 in July 2008.
Regardless of where prices go, the increases are hitting wallets and business ledgers hard.
DeeOndra Watkins, 47, of Fort Myers, said it gets harder to make ends meet each month.
“Gas goes up. Food goes up. Everything goes up,” Watkins said. “My paycheck isn’t going up.”
Watkins, who works in a doctor’s office, said she thinks the high gas prices are contributing to Southwest Florida’s double-digit unemployment rate.
“I know people who can’t hold a job because they can’t afford to keep driving to work,” she said.
Gasoline is one of the largest expense items for many businesses. Michael Ryan, owner of Fort Myers-based Tempco Pest Control, said his gas bill for keeping 14 trucks on the road can run as high as $8,000 a month.
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“We are in an economy where we can’t be raising customer prices every time gasoline goes up,” Ryan said. “It always seems to be going up. It may fall back a little bit from time to time, but it is always going higher the next time.”
To help cut fuel costs, Ryan said the company installed GPS devices in its trucks to be sure drivers are sticking to work-related routes. The monitoring uncovered an unexpected savings, he said.
“We looked at idling time and we found out guys were leaving the trucks running all day so they could keep the air-conditioning running,” Ryan said. “By changing that, we cut almost $1,000 from our monthly fuel costs.”
Ryan said the company has also replaced some older pickups with more fuel-efficient Ford Transit vans.
John Poelker, a co-owner of MBA Airport Transportation, the taxi concessionaire at Southwest Florida International Airport, said the company has also tried to be more efficient, replacing older Mercury Marquis models with more efficient Kia Sedonas and Nissan Sentras.
“It looks to me like these higher prices are going to be long-term and we have to look at all the alternatives we have,” Poelker said.
In 2008, the company imposed a fuel surcharge on taxi trips that varied with the length of the trip as prices topped $4 a gallon. Poelker said he expects those charges will likely return if prices go that high again.
The company’s drivers are independent contractors and pay for their own fuel, so any fuel charge would be paid to them.
“It’s tough on them,” Poelker said. “They get these long runs and you can imagine how much that adds up in gas.”
The rising prices shouldn’t cloud anyone’s Valentine’s Day celebrations too much.
Greg DePasquale, owner of Fort Myers Floral Designs, said he has yet to adjust his prices for the rising fuel costs.
“I haven’t had to do that yet, but we need to be able to make deliveries and still have the same quality that our customers expect,” DePasquale said.
He said some suppliers have already added a few dollars to the wholesale costs because of gas prices.
J. Arthur Clement, 68, a part-time resident from New Jersey, said prices were already higher in Southwest Florida when he arrived last month and they have kept going up.
“It looks like it is going to cost a lot more to go home in a couple of months,” Clement said. “I hope we can afford the whole trip.”