Monday, April 23, 2012

Important Factors Regarding How to Buy HUD-FHA Properties

There are many different types of homes which can be purchased on the general market today. The United States Department of Housing and Urban Development is a federal agency developed for the purpose of managing federal housing and related issues. Within this encompassing federal department is the Federal Housing Authority which further carries out the goals of HUD. There are certain properties known as HUD-FHA properties and these will be discussed in detail as well as the process for buying these homes.

What HUD-FHA Does With Regard to Property Purchases

In order for a home to be a HUD-FHA home, it has to be owned by the federal agencies. They obtain the initial property in the following manner. Individuals can apply for a HUD-backed loan through their individual lender. From that point onward, HUD vouches for the repayment of the loan and will repay the lender should the borrower fail to do so. In the event that the homeowner fails to pay their mortgage and a foreclosure is instituted, HUD will repossess the property, pay off the lender any amount currently due and then take full ownership of the property. From this point onward, the property belongs to HUD and the agency can dispose of the property as it sees fit.

After the property has been taken and is in the rightful ownership of HUD, the next step is to sell the property to another homeowner. If HUD uses a real estate broker to initiate the sale of the home, the broker will take over certain pertinent duties related to the sale of the home and receive a commission, usually 6%, for doing so. It is important to note that real estate agents are allowed to bid on HUD homes and purchase them on their own but need to go through a HUD broker.

As for the condition of a HUD property, all HUD properties are sold as is on a cash basis. This does not mean that an individual has to have cash in hand to buy it but they will need to obtain a loan from an outside lender. HUD homes are usually of a lower to intermediate price range of home and some homes will be in better conditions than others will.

How to Find a HUD-FHA Home

There are a few different ways to locate HUD homes. One who is interested in buying a HUD home can search the newspaper real estate advertisements, contact a HUD broker or contact HUD directly for a listing of HUD brokers in the area. Once a potential HUD home is found, it is time to proceed with the purchasing process.

Buying the HUD Home

When a potential HUD home has been located and the individual is expressing an interest in purchasing it, it is important to adequately inspect the property and make sure it is what you are looking for, both inside and out. If the house is what you desire, you will need to submit a HUD bid package to the area HUD office with a 5% deposit. This deposit is non-refundable should the prospective buyer fail to follow through with the purchase. The individual will wait for the bid to be accepted and if so, will have 30 days to close escrow.

Reasons to Buy a HUD-FHA Home

Perhaps the number one reason to purchase a HUD home is for the reasonable price that is being offered on the home. HUD homes tend to be more reasonable in price than non-HUD homes so it entices individuals to show an interest and ultimately purchase homes of this type.

Some individuals buy HUD homes not only for the price but also for the overall quality of the home itself. Although most HUD homes are of a modest level, there are some which individuals find to be perfect for their needs. Whether they have the right amount of bedrooms and bathrooms or are in a desired location, some people buy HUD homes without ever really looking for a HUD home in particular.


Taking advantage of the homes which are offered by HUD is extremely attractive for many individuals. Not only are these homes reasonably priced but they are also on the market and off of the market as quickly as possible since HUD is anxious to sell the home and have one less home to look after. If an individual is looking to buy a home that is reasonably priced, usually a quick sale and at times in the perfect location for the homeowner, then considering the purchase of a HUD home might be the perfect thing for a prospective homebuyer to do.

Author : John Nazareno @copyrighted 2006 all right reserveyou may used this article providing that you provide a live link back to this blog.Tax Liens

Monday, April 16, 2012

The Ins and Outs of Bank Foreclosures

Author : John Nazareno
Real Estate Foreclosures
@copyrighted 2006 all right reserve
you may used this article providing that you provide a live link back to this blog

The term bank foreclosure is one which may seem mysterious to many individuals, especially if they have never experienced one and/or are unfamiliar with real estate terms. Bank foreclosures occur when a current homeowner can no longer pay their mortgage, is deemed to be in default and the bank repossesses the home. There are certain things which all individuals should know about bank foreclosures so that they can be more familiar with the term and prevent this from happening to them.

What the Lender Gains from Foreclosures

The lender will profit in various ways from foreclosing on a borrower’s home. The first profit is repossessing the home and putting a stop to any future losses that may occur as a result of the homeowner’s nonpayment from that point forward. Another way the lender profits from foreclosing on a home is that they will be able to sell the home and try to reclaim what was lost such as loan balance, attorney’s fees, court costs and more.

Condition of Title in the Home

When an individual purchases a home in a foreclosure sale, the prospective buyer wants to ensure that title in the home is good and that there will not be any issue with such a thing should they purchase the house. A good tip to keep in mind is that the lender will bid on a home at a foreclosure auction if title is good but may not do so if title is cloudy. Lenders often bid on foreclosure homes at Sheriff’s sales in order to obtain the property and sell it for a greater amount down the road. They will be less likely to do so if title is at issue.

How Lenders Dispose of Foreclosure Properties

There are a variety of ways with regard to how lenders dispose of foreclosed properties. Some lenders advertise foreclosure sales in newspapers while others retain real estate agencies to advertise the properties for them. The lender wants to choose the most effective yet least timely manner when it comes to disposing of foreclosed properties. With regard to the larger lenders, many of these companies have a department within their financial institution which deals exclusively with handling sales of this type.

Investing in Foreclosed Properties

Some individual investors make their living by investing in foreclosed properties. These individuals scan the market for possible goldmines and try to obtain the property for the least amount of money possible thereby making a good profit when they later sell the same property. A beneficial way for investors to find that perfect foreclosed property for sale is to do some independent research at the local courthouse or peruse the newspaper for possibilities. Once the investor has located some potential properties, that individual should calculate the profit margin by subtracting the default amount from the estimated market value. If the property is a good deal, the investor should go about pursuing the purchase of the property.

There are a few tips for investors who are looking to buy foreclosed property. The first is to always include relevant costs and expenses in the calculations when determining profit margin. Secondly, the investor should inspect the property to be sure that they are getting what they are paying for. Third, make realistic offers as those which are not so will be quickly rejected or bid out by another investor. Lastly, once the offer has been accepted by the lender try to sign the purchase and sales contract as soon as possible to ensure that the property will indeed be yours.

Advantages and Disadvantages to Purchasing a Bank Foreclosure Property

There are certain advantages concomitant with purchasing a property that was foreclosed upon. The first advantage is that the price of the property will be much less than many other types of properties which will allow investors to make a good profit when they resell the property. Another advantage to purchasing a home that the bank has foreclosed on is that many of the problems have been remedied by the lender and should not present an issue for the buyer. Lastly, a lower price obtained on the property will mean a lower monthly mortgage payment and accompanying costs.

As for the disadvantages, there is always a chance that an investor who purchases a property in this manner will have difficulty selling it at a later time. Another disadvantage to buying bank foreclosure properties is that the property may be sold as is and lead to the completion of multiple repairs by the new owner.

Bank foreclosure properties are ones which the bank is anxious to sell and the investor is more than willing to buy. With this relationship in existence, it is easy to see how foreclosure properties get sold as quickly as they do.

stopping foreclosures, foreclosures, Reo's

Monday, April 02, 2012

The Risks and Rewards of Investing in Foreclosures

There are many different things to invest in these days. One investment route which individuals take is with regard to foreclosures. Foreclosures occur when the current homeowner of a property fails to pay their monthly mortgage and the property is repossessed by the lender. There are various risks and rewards which go along with investments of this type and some of these will be discussed below.

Advantages and Disadvantages to Buying Pre-Foreclosure Properties

One type of property sale which relates to foreclosures is the pre-foreclosure sale. A pre-foreclosure sale occurs when the lender allows the homeowner with past due mortgage payments to sell the home on their own and pay back the lender what they can from the sale of the home. The lender often agrees to this so that they do not have to get involved with possessing then reselling the home and the homeowner likes this option because it prevents foreclosure. The investor also benefits from this type of sale as well.

Some advantages to purchasing an investment property via pre-foreclosure sale include discounted price, speedy purchase and wonderful profit opportunities. As for the disadvantages, the investor who buys property by way of a pre-foreclosure sale may find that the homeowner is hard to contact and/or unwilling to sell, the research is cumbersome and there are other potential buyers who wish to purchase the property.

For those who wish to purchase property via a pre-foreclosure sale, they should do their independent research, approach the homeowner in a courteous manner and ensure that they make an offer that will not cause them to lose money in the end. By doing so, the investor may find that buying a house by pre-foreclosure sale will work to their advantage.

Advantages and Disadvantages to Buying at a Foreclosure Auction

Another way to purchase foreclosure property is through a foreclosure auction. Auctions of this type are usually held at the local courthouse of the county where the property is located within. This is a common way for foreclosed properties to be sold and this too has its pros and cons.

The main advantage to purchasing property at a foreclosure auction is the reasonable price for which one can bid on a property. Although there will be other bidders, the resulting price is usually one that is quite attractive. Another advantage relates to the profit which the purchaser will see when they resell the home. Since the home was won at a reasonable amount, when the highest bidder goes to resell the property they will most likely see a good profit margin from that sale.

With regard to the disadvantages, purchasing a home at a foreclosure auction has a few which are tied in with it. The first disadvantage to buying a home this way relates to the inability to inspect the property. As auction homes are usually sold as is, the bidder who wishes to adequately inspect the home beforehand will be unlikely to do so. Another disadvantage to purchasing a home via auction is that the purchase price and deposit is due via cash or cashier’s check in many instances which may be difficult for many investors to obtain on short notice.

Advantages and Disadvantages to Buying Real Estate Owned (REO) Properties

One last type of property purchase which relates to foreclosures is real estate owned properties, or REOs. An REO is when the property returns to the exclusive hands of the lender and then needs to be sold from that point. The lender is looking to sell their newly acquired property as soon as possible since they do not want to be in charge of the property and its necessary maintenance. The lender will then look for potential buyers of the property.

Some advantages to buying an REO are that they usually have good title, property taxes will be up to date and repairs may have been made to the property by the lender to ready it for sale. As for the disadvantages, those who purchase REOs may find that the savings which they see by purchasing an REO are not as great as they could be and therefore, the profits may not be as great as well.


When purchasing property in any of the previously mentioned ways there are a few things to keep in mind when doing so. It is extremely important to do independent research with regard to the properties and purchase methods, ensure necessary funds for purchase and inspect the property whenever possible. This will help to ensure that the buying process goes as smoothly as possible.

Author : John Nazareno
@copyrighted 2006 all right reserve
you may used this article providing that you provide a live link back to this blog
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stopping foreclosures, foreclosures, Reo's, Foreclosure investing

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