The Power of a Comparative Market Analysis When Selling Your Home

Most of the general public has access to various price lists when trying to sell an object. Online automobile databases offer average prices for used cars, auction sites can list recent sale of various electronics and even boats have a value listing guide. However, when selling a home it is better to get a comparative market analysis (CMA) from a local real estate agent or Realtor®. Here are some of the ways a CMA can help you.

Price Trends

The most obvious benefit is the ability to see current price trends. The CMA report will list out homes that have sold in the past 12 months in your immediate area. By organizing the transactions by date it is possible to see if home prices are on the rise or falling.

Value Placed on Square Footage

Since the homes will be listed with the square footage of each home sold, potential sellers can find out how much their home is worth based on the usable square feet in the property. In addition, if any of the sold properties had a basement or attic that was finished then sellers can also determine how the market values additional square footage. While it is common for basements to have a slightly lower price per square foot some areas may place it higher than others due to demand.

Value of Accessory Items

Most people usually feel that particular features of their home will bring more value to their home than the market will warrant. For example, expensive hardwood floors, custom paint finishes and high end bathroom fixtures may be quite expensive when purchased but their overall impact on the price of a home is not as high. Instead, things that improve usable square footage, more lighting or outdoor items like pools and decks will do more to bring up the price of a home.

Expected Time of Sale

A comparative market analysis will also show when a home was listed for sale and when an offer was made on the property. This gives prospective sellers a realistic expectation for how long it will take before receiving an offer and how long it takes for the home to actually sell once the offer is accepted.

Avoiding Unrealistic Prices

Along with homes that have sold your real estate agent can also provide a list of homes that either withdrew from the market or the listing simply expired. If the home did not sell within a time period that multiple other properties sold then there are a couple of explanations. Obviously, the most common issue is the price was too high for that particular market. Another common problem is the presence of a major repair issue with the home that the seller is unwilling to fix prior to sale. Having this information should help you do a better job of picking a price for your home.

Getting a detailed CMA report from your real estate agent will provide you with the best source of realistic information to help you decide if your can sell your home for your anticipated price and if it might sell in the amount of time you had hoped for.

Original Blog Post: What's a CMA? Comparative Market Analysis

CLICK HERE & LISTEN: 

http://realestatemarketing.podomatic.com/entry/2014-10-01T15_10_45-07_00

Real Estate Marketing "The Podcast" How do I get listings or deals? #Investor #Realtor

David Bartels LIVE from Anaheim CA presentation

805-413-8000
http://www.homeloanadvocates.com/

Banks grant short sales for two reasons: the seller has a hardship, and the seller owes more on the mortgage than the home is worth.

The seller will need to prepare a financial package for submission to the short sale bank. Each bank has its own guidelines, but the basic procedure is similar from bank to bank.

A few examples of a hardship are:
Unemployment / reduced income
Divorce
Medical emergency
Job transfer out of town
Bankruptcy
Death

The seller’s short sale package will most likely consist of:
Letter of authorization, which lets your agent speak to the bank.
HUD-1 or preliminary net sheet
Completed financial statement
Seller’s hardship letter
2 years of tax returns
2 years of W-2s
Recent payroll stubs
Last 2 months of bank statements
Comparative market analysis or list of recent comparable sales

Writing the Short Sale Offer and Submitting to the Bank

Before a buyer writes a short sale offer, a buyer should ask his or her agent for a list of comparable sales.

Banks are not in the business of giving away a home at rock-bottom pricing. The bank will want to receive somewhat close to market value.

The short sale price may have little bearing on market value and may, in fact, be priced below the comparable sales to encourage multiple offers.

After the seller accepts the offer, the listing agent will send the following items to the bank:
Listing agreement
Executed purchase offer
Buyer’s pre-approval or proof of funds letter and copy of earnest money check
Seller’s short sale package.

The Short Sale Process at the Bank

Buyers may wait a very long time to get a response from the bank. It is imperative for the listing agent to regularly call the bank and keep careful notes of the short sale process.

Buyers may get so tired of waiting for short sale approval that they may feel the need to threaten to cancel if they don’t get an answer within a specified time period.

That type of attitude is self-defeating and will not speed up the short sale process. If buyers are the type with little patience, perhaps a short sale is not for them.

Following is a typical short sale process at the bank:
Bank acknowledges receipt of the file.
A negotiator is assigned.
The bank orders a valuation of the property.
The file is sent for review or to the investor.
The bank may then request that all parties sign an Arms-Length Affidavit.
The bank issues a short sale approval letter.

Some short sales get approval in 3 weeks. Others can take as long as 12 months. A typical Short Sale transaction takes 4-6 months to complete.

CLICK HERE TO LISTEN TO THE PODCAST: http://tinyurl.com/qa62n6h

Real Estate Marketing (The Podcast)

How do I get a listing or deal? #Investor #Realtor

Short Sales are BACK!

CLICK HERE TO LISTEN TO THE PODCAST: http://tinyurl.com/qa62n6h

GUESTS: 
Bryant Tutas 
407-873-2747 
Co-founder of www.ShortSaleSuperstars.com. Working Short Sales every day all day.

Real Estate Broker and Owner of Tutas Towne Realty. A virtual Real Estate company specializing in listing and selling Short Sales and REO properties in the Central Florida Area.

Finding solutions that get your property “sold” is what I do.

Folks, if you need to sell your home then give me a call today and let’s talk! 407-873-2747 All calls are confidential. I can help……

….if you’re facing foreclosure. www.CentralFloridaShortSales.com 
….if you need to sell a Holiday Home. www.BuyProperty.ning.com 
….expose your property to over 500 web sites. www.TutasTowneRealty.com 
….educate you on current market conditions. www.BrokerBryant.com

Mike Linkenauger 
904-733-4911

Main website http://www.short-sale-specialists.com

Short Sale Websites - www.ShortSaleHosting.com
Mike got his start in Real Estate in 2005 at the young age of 26. He immediately established himself as a top producer in the Jacksonville, FL market, moving into the top 1% of agents his first year in the business. As the Florida housing market became depressed in 2007, Mike shifted his focus and immediately found a calling in assisting home owners with a short sale. In no time he amassed an inventory of over 100 short sale listings and quickly established himself as one of the top short sale agents in the State of Florida. As his online presence grew, homeowners from other parts of Florida began contacting him for guidance with a short sale and to be connected with a local short sale agent.

I remember writing earlier this year that I had finally gotten to the point of only having very few Short Sales ...it wasn't but 30 days or so later...when out of nowhere...Came A Batch...not just 5 or 6...but over 10...WHAT? What had happened? Where are these coming from? And you know what? They are now Super Powered...what is that you say?

I mean ones that are so far advanced that they still blow me away...Now It seems Banks will wait for BK's to Discharge only to ask the Non-obligated Borrower if they would like to skip going to Foreclosure and participate in a Short Sale instead(WHAT???-YEP)...word to the wise...No matter what I have found that sending everything to the BK Depts. also helps in the Short Sale...

I am also getting the properties with Home Assistance tacked on or Emergency Funds that helped them stay in the house prior to...tracking folks down on these is a bit timely...for us it was almost all done through NC Housing or HUD for the emergency funds...

Those are just a few...Just when you thought we could sit back...Life smacks ya with opportunity(Regular agents still don't want to do Short Sales...so they toss these files over to The Short Sale Agents "known for getting our hands dirty"-so to say)...

Better watch what you say out loud...Just when you say "I wouldn't mind a few short sales again..."...a lot of folks will hear you...and then it will be a bunch; all at once...Just like the old days... 

Here is an article I found about the act. Hopefully they will get it renewed so we can get back to business and give the economy a boost.

http://www.latimes.com/business/realestate/la-fi-harney-20140914-story.html

The Wisconsin housing statistics are in for August of 2014. Here is an excerpt from what the Wisconsin Realtors® Association (WRA) had to say:

Home sales fell for the second straight month in August whereas median prices rose by modest margins. Wisconsin’s existing home sales dropped 5.7 percent in August compared to August 2013, and median home prices were up 3.3 percent to $157,000 over that same period, according to the most recent housing market report released by the Wisconsin REALTORS® Association (WRA).

“Home sales continue to lag behind 2013, and while it’s important to remember that 2013 was a strong year for sales, there are a number of other contributing factors that also explain relatively lower sales,” said Steve Lane, chairman of the WRA board of directors. “Inventories are tighter in our metropolitan areas compared to rural areas, and some buyers may be having difficulty finding homes to buy in those markets,” Lane said. Metropolitan counties had 7.7 months of available inventory in August, and their sales were down 8.1 percent compared to August last year. In contrast, rural counties have 16.6 months of inventory, and their sales were essentially flat, falling less than 0.2 percent.

Below are the number of Home Sales and Median House Prices for the state of Wisconsin, Dane County, and Rock County. These stats include Janesville and Madison. Feel free to contact me if you have any questions pertaining to these figures. This month showed a decrease in the number of home sales statewide and in Dane County, but a solid increase in home prices! Rock County remains one of the better recovery stories with significant increases again in both median price and the number of home sales in August! 

Thinking of purchasing a home before prices or rates rise any further? I'd be happy to show you any homes currently listed for sale. Feel free to visit either site below:

Real Estate Listings in Janesville, WI 

Real Estate Listings in Madison, WI.

With the recent home price increases, now might be the right time to sell your Wisconsin home. Feel free to take a look at our cutting edge Rock Realty Marketing Plan! If you would like some insight into how much your home is currently worth, I would be happy to provide you with a report that gives a close estimate to what your home might sell for in your current local Wisconsin real estate market. Click below:

What's My Wisconsin Home Worth?

Has your home value fallen below what you currently owe? Have you experienced a hardship like divorce or job loss? A short sale may be right for your situation. Visit our distressed property page for more information.

Wisconsin Short Sales

Housing Statistics for the State of Wisconsin:

Selling homes as-is is becoming more and more widespread through the U.S., in large part because of the many benefits it has for homeowners beyond just stopping foreclosures. In San Diego, we have seen many homeowners finally find peace of mind once they decided to sell their home as-is. However, many homeowners were concerned that selling a house under the “as-is” name can negatively impact the resale value, and shrink the pool of potential buyers.

Hi folks,

Wells Fargo Short Sale Info

**********WELLS FARGO SHORT SALE FORMS

• Wells Fargo Short Sale Affidavit(PDF)^*
• Wells Fargo Homeowner Assistance Form ( Fannie Mae/Freddie Mac Form 710)(PDF)^*
• Wells Fargo Third Party Authorization(PDF)^*
• Wells Fargo IRS 4506T Request for Transcript of Tax Return(PDF)^*
• Wells Fargo FHA Short Sale Affidavit(PDF)^*
• Wells Fargo VA Homeowner Financial Worksheet(PDF)^*

 Also, here are details on my recent  Wells Fargo Short Sale closings.

•  Recent Successful Short Sales

By the way if this is your primary residence we may be able to get you $3,000 in relocation money to help with moving expenses.

Hi folks,

 Nationstar Mortgage Short Sale Info

**********NATIONSTAR MORTGAGE SHORT SALE FORMS

• Nationstar Mortgage Financial Worksheet.pdf
• Nationstar Mortgage Financial Documents Request.pdf
• Nationstar Mortgage Hardship Affidavit.pdf
• Nationstar Mortgage 4506t.pdf
• Nationstar Mortgage Dodd Frank.pdf

 Also, here are details on my recent  Nationstar Mortgage Short Sale closings.

• Recent Successful Short Sales
• Seller Testimonials

By the way if this is your primary residence we may be able to get you $3,000 in relocation money to help with moving expenses.

Hi folks,

 Ocwen Short Sale Info

**********OCWEN  SHORT SALE FORMS

• Ocwen Short Sale Package.pdf

• Ocwen 4506t.pdf
• Ocwen Dodd Frank.pdf

 Also, here are details on my recent Ocwen Short Sale closings.

• Recent Successful Florida Short Sales
• Seller Testimonials

By the way if this is your primary residence we may be able to get you $3,000 in relocation money to help with moving expenses.

What do Real Estate Agents do to Sell a Home?

Outside of the legal and medical professions, most industries are filled with people that work their tails off without the general public understanding their line of work. This is quite common for people that work in the real estate industry. Here are some of the many things that an agent does to sell a home for a new listing.

Extensive Photos

As the old saying goes “a picture is worth a thousand words.” Real estate agents will take lots of pictures to show off the best aspects of the home. When prospective buyers have an opportunity to see multiple pictures of a place before they view the property it helps to get the buyers more familiar with the property. It also reduces the number of people who are certain they will not buy a home based on the presence, or lack of, certain features.

Social Media Announcement

With multiple pictures of the property in hand, an agent can post to the various social media sites and alert all their friends and connections that the home is now available. With the multiple interactions found on most of the social media sites this is a great way to spread the word and let potential buyers know about the home's availability and best selling points. Good agents post to multiple sites like Facebook, Google +, Twitter and even Pinterest.

Newsletters

Many real estate agents connect with their past clients and prospects by sending out a monthly or quarterly newsletter. The newsletter can be sent via email or the old fashioned way of postal mail. This gives the agent a chance to pass along helpful information, such as home maintenance tips, energy saving advice as well as all of their new home listings. This is an easy way to reach people that may not be active on social media and still give them a chance to see the home in pictures.

Emails

Some agents aggressively market their listings by sending out emails to their prospective buyer base. These email lists are built over time from a multitude of different sources like, previous clients, internet leads and people that have signed up via their website. Since some home buyers can spend many years searching for a home, this large database of previous contacts can be a key component to selling your home.

On top of that, most agents will present any new listings to their own personal buyer clients who might be interested. Since they have in-depth knowledge of the home, it's much easier to explain the benefits. They will also share the new listing with other agents in their office/company in hopes they promote it to their buyer clients.

MLS Listing

One of the most important things an agent can do is list a home with the MLS (Multiple Listing Service). This service is accessible by local real estate agents and to Realtors® across the country via certain home search websites. When a buyer comes to an agent and asks for a list of potential homes, the agent will use the MLS service to find all available homes in the area. Agents pay yearly to have access to this database in order to be ready when either a buyer or seller is in need.

Showings

When a potential buyer wishes to see a home the real estate agent is the one that meets them at the home and gives them a tour. This is where the real estate agent can show off the home and brag about the top features of the property. Agents often make themselves available day or night for showing to accommodate the schedules of both the buyers and the sellers.

Open Houses

Agents often hold open houses on the property. These typically occur on the weekends, most commonly on Sunday. Occasionally, open houses are held on weeknights as well. An open house provides a 'no pressure' forum for people to tour the home. Many times the attendees are not actively looking to purchase at that moment and many visitors will actually be neighbors. Either way, getting your home in front of the largest audience is key. Any open house visitor could know someone 'in the market' for a home who they may tell.

An experienced real estate agent will put together a complete marketing plan for any new listing to give their client the best chance of selling the property at the anticipated price. Click the following link to see how Rock Realty can successfully market and sell your house: Rock Realty Home Marketing Plan

I need some guidance please. I have cash buyers who offered $50,000 for a two family condemned and uninhabitable property. Originally OCWEN wanted the buyers to increase their offer to $67,000 based on a drive by valuation. I proceeded to inform OCWEN that the property has been condemned and uninhabitable per the City.  I've sent them pictures of the outside of the property and the posted condemned notice. I've also emailed a list of the violations from the city plus I have informed them that the city is about to re-zone the property from a two family to a single family and if that happens the buyers will no longer be interested in the property and that they may get even less for the property if anything at all. They contacted me today stating that the valuation came in at $54,000 but they would like $59,000. I don't think that they even considered the repairs. What can I do? Any advice would be appreciated. Thank you.  

The Wisconsin housing statistics are in for July of 2014. Here is an excerpt from what the Wisconsin Realtors® Association (WRA) had to say:

Wisconsin’s existing homes sales fell in July even as median prices continued to rise. Home sales fell 2.4 percent in July 2014 compared to the same month last year, and median prices rose 2.4 percent to $158,700 over that same period according to the most recent housing market report released by the Wisconsin REALTORS® Association (WRA).

“Although sales fell short of the last year’s levels, it’s important to remember that 2013 was a very strong year for home sales in the state,” said Steve Lane, chairman of the WRA board of directors. “Sales were down 7.6 percent for the first five months of 2014 before they bounced back in June, raising 5.7 percent above June 2013. For July home sales to be close to last year’s strong showing indicates the current market is solid.” Lane said. He noted that with the exception of last year, this has been the strongest eight-month period since 2007.

Below are the number of Home Sales and Median House Prices for the state of Wisconsin, Rock County, and Dane County. These stats include Janesville and Madison. Feel free to contact me if you have any questions pertaining to these figures. This month showed a decrease in the number of home sales statewide and in Dane County, but a sharp increase in home prices! Rock County remains one of the better recovery stories with significant increases in both price and home sales. 

Thinking of purchasing a home before prices or rates rise any further? I'd be happy to show you any homes currently listed for sale. Feel free to visit either site below:

Real Estate Listings in Janesville, WI 

Real Estate Listings in Madison, WI.

Now might be the right time to sell your Wisconsin home. Feel free to take a look at our cutting edge Rock Realty Marketing Plan! If you would like some insight into how much your home is currently worth, I would be happy to provide you with a report that gives a close estimate to what your home might sell for in your current local Wisconsin real estate market. Click below:

What's My Wisconsin Home Worth?

Has your home value fallen below what you currently owe? Have you experienced a hardship like divorce or job loss? A short sale may be right for your situation. Visit our page for more information.

Wisconsin Short Sales

Housing Statistics for the State of Wisconsin:

Over 2600 square feet on third acre in Clinton, WI

511 Wagner Dr, Clinton, WI 53525

$169,000

KEY FEATURES
Year Built: 1995
Sq Footage: 2676 sqft.
Bedrooms: 3 Beds
Bathrooms: 3 Baths
Floors: 1
Parking: 2 Garage
Laundry: In Unit
Lot Size: 0.32 Acres
Property Type: Single Family House

DESCRIPTION

Spacious 3 bedroom ranch with open floor plan. Living room features a vaulted ceiling and wood burning fireplace. Office and hot tub in finished lower level. Price well below assessed value. Possible Short Sale.

ADDITIONAL LINKS

• Website: http://511wagnerdr.besthomearound.com/

Contact info: 
Michael Collins
Rock Realty
608-921-8536

My clients were denied a loan mod back in January and were suggested by Ocwen to find a shortsale agent and list their home for sale. So that's what they did, they contacted me and we listed their home. My clients accepted an offer and we emailed it to the bank along with the RMA and all corresponding documents to initiate the shortsale in March. I was told it would be 45-60 days for the review process and I was given an appt. with the "relationship manager" for end of May. In our first conversation, she confirmed all documents were in and under review, scheduled another appt. for two weeks later, said the file had to first go through a govt. budget and finance review to proceed. Secondly it would have to go through another loan mod review (even though it was just denied for loan mod) and then proceed to the shortsale review, it was going to take some time. So we talked every two weeks on our scheduled appts and in between I would call the bank to see if there were any updates. Last month they wanted updated bank statements and paychecks so I emailed right away. Last week, I was told the review was just about complete and that I should have the HUD  90045 by this week. In our scheduled appt, the relationship manager said she had a "surprise to tell me", that my clients were approved for a LOAN MOD! Apparently, FHA guidelines have changed and they now qualify. Well, my client's are all packed, ready to move! We have an ALL CASH buyer, who has waited ever so patiently, ready to close escrow! LOAN MOD? ARE YOU KIDDING ME?!!!! I asked what were their options, and she said if they don't do the loan mod, the bank will foreclose, no option for shortsale! I'm shocked, I was told I would have a HUD 90045 today and instead got a Loan Mod Approval! Where do I go for help? Any suggestions?

Signs That You are Ready to Be a Home Seller

Most people easily recognize when the time is right to buy their very first home. They are tired of their current situation and the appeal of getting their own place is too enticing to resist. However, the signs are not quite so easy to notice when it is time to sell the home. Some home owners have a long, drawn out inner debate before coming to the conclusion that they need to sell and move to another place. Here are some ways that you can know the time has come for you to sell your current home.

The Attachment to the Home is Gone

Many people hang on to a home for far too long because they are emotionally connected to the home. The nursery where they brought home their first born, the hallway where a baby took its first steps and other sentimental memories make it tough to part ways with a home. However, if the idea of selling the home brings about a feeling more of relief and not sadness then you are emotionally ready to move on.

A New Plan Has Developed

If you have already picked out another home, or decided what the next home should look like and what features are necessary, then you are ready to move on. Knowing where you wish to live and what the house should look like is a huge step in getting ready to sell your current home and move to a new place. This type of preparation is typically very motivating for most people and helps them to get everything in order for the move.

Your Finances are In Order

Getting ready to purchase that first home is quite an experience for most people. Monitoring credit scores, reducing debt and keeping all payments up to date while saving up a nest egg takes time and discipline. However, once those habits are in place it is easier to maintain a solid credit score. Also, if you have been in the home for any length of time it is likely that there is built up equity which can be used as a down payment on the next home. All of these factors make it simpler to sell a home and be in the right financial position to purchase another home.

It is Time to Move On

Lots of people have come to the realization that they need to change jobs, end a personal relationship or sell some of their long held items. When the thought occurs to you that you would be OK with the idea of getting rid of your house, then the time has come to move on to a new place.

Sell your home for top dollar, by putting it in front of the largest online pool of buyers! Check out the Rock Realty Marketing Plan.

I recently had a Realtor forward a short sale contract to my office where the Buyer is Economic Stabilization Project. I have never heard of this before and saw some posts on here from 2012. Has anyone has any interaction with them since. I am a little nervous about moving forward with the short sale for the clients as I have not really been able to get much information on the company.

Any information anyone has is greatly appreciated.  

I have a client who purchased her home with a BOA financing. A year later she applied for a home equity again thru BOA. BOA sold the home equity to Ameristar. Simple enough, BOA is the primary, Ameristar is the secondary. Well no, apparently when she applied for the home equity, BOA somehow made that the primary making the primary secondary. Now she is doing a short sale. How do I figure this out for sure?

Does anyone know if there is a way to find out if a bank will waive the difference on a balance owed from a short sale? Are there any banks that absolutely will not waive it and send a client a 1099?

Rock Realty Client Testimonials

"Mike is simply the best Real Estate agent I have ever dealt with!!!He sold my house in such a short time which is what I needed to move quickly..I would recommend him to anyone who is looking to buy or sell a home..very honest and caring person..Explained everything to me so that I could understand exactly what I would need..He went above and beyond in my Real Estate closing.....always got back to me immediately with any questions I was asking...super person!! He takes care of his PEOPLE! Which is hard to find today!! Thanks again Mike...I really appreciate all your hard work!! Definitely referring you to all I know!"

Cindy J. (Janesville, WI 53545)
Rock Realty Home Seller Client

Thanks for the compliments, and Congratulations Cindy on the sale of your home! Congrats to Michael Collins on another successful Rock Realty closing!

Are you considering purchasing property in the Janesville Wisconsin area? Click below to start your home search!

Janesville, WI Real Estate