A short sale solution? or not?

It is an interesting market right now. As I am trying to drum up some business I've researched a lot of homes that have received notice of default from not making their mortgage payment. These home owners, whether they like it or not, are in financial trouble if they cannot make their payments. With home values much lower then they have been in the past a lot of owners are upside down on their mortgage as well.

With past first hand experience in these types of situations we see home owners that have a ton of stress and are in fear of losing their homes. A lot of people we have found are going first to the lenders. They do not want to lose their home so they try to re-fiance their loan. If the home owners are qualified lenders can help. Sometimes they can help and other times home owners are waiting in the dark about the future of their property.

My first suggestion to the distressed owners is a back up plan. Home owners in default end up without a choice on whether or not they will get a loan re-financed. In many cases lenders cannot help. While home owners are waiting they should be looking into other options. Banks have been working with home owners in selling their home for less then the value of their loan. The short sale usually sells for 85% of what a similar, non distressed property would sell. Where as a foreclosure is only about 60% of the value.

While the short sale gives the home owners in default an option other then foreclosure it may create problems for prospective buyers. These short sale listings come with lower listing price however they also come with a much greater lag time. Buyers have to wait for the banks to approve their offer. Most times only full cash offers with highly qualified buyers are accepted. The lag time is not ideal for most buyers in the situation. Buyers do not have the patience to wait 4 months to find out an offer was rejected. In a more conventional sale waiting to hear about an offer should take only days. We have also seen frustration with buyers who are qualified with a competitive down payment but not a full cash offer. They are usually out bid by offers that are all cash. Investors and more fully qualified offers are the ones accepted.

Solution? You have to weigh the options. As a home owner in default I highly suggest a back up plan to sell. At least get your home listed on the market so you are prepared to show the banks you are trying to sell your house rather then let it go to foreclosure. Your credit score can be turned around in 24 months from a short sale. A foreclosure on your credit takes 7 years. As a buyer in this market you have to be realist about your expectations. A realtor helping you should be able to give you guidance in your specific situation if they have had experience dealing with short sales. Do not expect anything and be willing to play the waiting game. If not- buy something conventionally. Regular market value listings and interest rates are low making it a great time to buy.