Alexandria VA Foreclosure Sales Report – September 2012
Longer Days on Market and Lower Prices for Foreclosure Homes

Alexandria VA Real Estate – Foreclosures and bank owned homes can be a good opportunity to purchase a home in Alexandria VA that is priced below market value.  Over the past few years, the number of foreclosures has increased nationally, but on a local level, you might be surprised at the foreclosure activity here in Alexandria.  Let’s take a look.

Of the 160 homes that sold in Alexandria (City), VA in Septbember 2012, 7 of them were foreclosures, that’s less than 5%.

What was the average days on market for a foreclosure home in Alexandria VA in September 2012?  As a buyer agent, I’ve noticed an increase in cash buyers lately.  And with interest rates pushing downward, more first-time homebuyers are also taking advantage as opposed to facing increased rents.  More buyers, less days on the market?  Let’s see…

Can I buy a bank owned home in Alexandria VA below market value?  Are these homes a good deal?

For the past three months, Alexandria VA foreclosures have sold for less than the asking price on average.  In September 2012, bank owned homes sold for 88.92% of the original asking price, while traditional homes sold at 96.85% of the original asking price.

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 Here is a list of current foreclosures for sale in Alexandria VA:

Alexandria VA Real Estate – Are There Any Black Friday Deals?

Undoubtedly your email inbox has been flooded with Black Friday and Cyber Monday deals.  And according to news reports, it’s actually been a record setter.  But what about real estate?  Are there ever any ‘Black Friday’ deals when it comes to buying houses?

I’m working with a couple of buyers right now who would say so.  Scenario #1: My buyer found a ’steal of a deal’ on a foreclosure.  It was a 2BR/2BA condo in the building where he wants.  This home was priced to sell.  My buyer went out of town with the intention of submitting an offer upon his return.  Not only was the condo under contract, but so were four others out of the seven that we saw!  File this one under  ’the one that got away’.  Scenario #2: My buyer found a short sale condo that had already had multiple offers.  After submitting an offer, he was disappointed only to learn that the seller selected a cash offer that was lower.

Here in Northern Virginia, we have multiple cycles in our real estate market.  We have the traditional spring market, where historically sellers are able to get the most for their home, but that’s also when buyers usually compete the most.  There’s also the ’post-Father’s Day market’.  This is the time after school ends and families take a vacation, then decide to beef up their home search in order to be settled in before school starts.  And finally, there’s the holiday market.  That’s the market that we are in now.  This is the market where you will most likely find ’HAVE TO SELL’ sellers.  You’ll also face some competition among other buyers because the market will include buyers who want to be in their homes before Thanksgiving, before Christmas, or before December 31 for tax purposes.

Home affordability is at an all time low in Northern Virginia.  Not only will your pre-approved dollar go farther than it’s gone in the past five years, but with seller concessions (paid closing costs and home warranties), there are deals in place that will be contingent upon you closing before December 31.

You may want to keep an eye out of the Fannie Mae foreclosures.  Did you know that you can purchase a Fannie Mae foreclosure with as little as $500?  Here are the newest foreclosures that have hit the market in Alexandria, are you ready to go house shopping yet?

Alexandria VA Bank Owned Homes and Foreclosures

Alexandria VA real estate consists of traditional equity sales, and distressed sales such as bank owned (or REO) homes, pre-foreclosure sales, and short sales.  As an Alexandria VA short sale listing agent, I am very familiar with how foreclosures and short sales work.  Distressed sales in Alexandria VA peaked in March 2011 with the 39 total sales (21 short sales and 18 bank owned properties).  As of June 2011, the number of distressed sales in Alexandria VA (City) was down to 23 (14 short sales and 9 bank owned properties). To see specifics on Alexandria VA foreclosures and short sales by month, scroll or mouse over the points in the interactive chart below.

If you want to know how to buy a foreclosure in Alexandria VA, then you’re in the right place.  As a buyer agent, I help by facilitating your mortgage approval with a local lender, helping you get specific and listening to your search criteria, showing you available Alexandria VA foreclosure homes for sale, and negotiating your purchase contract.  Because many buyers are looking for a home at a steep discount, you’ll likely be competiting against other buyer and cash investors.

Just like Alexandria VA foreclosures, short sales are also a target for homebuyers looking for a bargain.   With short sales, the homeowner is selling the property at a loss, so the bank will want to sell the home as close to market value as possible.  You’ll have the benefit of my experience as a short sale listing agent on your side.  I’ll provide you with insight on what banks expect from buyers when it comes to the purchase offer.

To receive listings of Alexandria VA foreclosures and short sales directly to your inbox, please click here.

Alexandria VA Short Sales – Listing Agent Earnes LDPD To Specialize In Luxury Home Sales

Alexandria VA Buyer Agent Helps Buyers Gain Instant Equity With Short Sale Purchase
Just Sold | 11816 Judiths Grove Court | Manassas

Alexandria VA buyer agent helps move-up buyers gain instant equity, and contributes toward saving another family from foreclosure.  Are you a first-time buyer, or a move-up buyer looking for distressed properties?  Bank owned foreclosures, pre-foreclosures, and short sales can open up opportunities for your home purchase.

Because real estate prices have come down, there’s more competition for move-in ready homes in the area.  This home at 11816 Judiths Grove Court in Manassas offered three fully finished levels, a rear deck, expanded kitchen with morning room, and a master bedroom with sitting room.  Tucked away in a subdivision with no HOA, these homebuyers are able to reap the benefit of privacy, and because this home appraised for more than the purchase price, these buyers are able to boast about their instant value.

If you’re actively in the market for real estate and homes for sale in Alexandria VA or the surrounding area, please contact me for a consultation.  Distressed properties in Alexandria VA including bank foreclosures and short sales can open the door to a larger selection of homes.  Not all Alexandria VA area foreclosures and short sales are in the need of total rehabilitation.

• Search the Alexandria VA MLS for Foreclosures
• Search the Alexandria VA MLS for Short Sales
• Avoid Foreclosure – See If You Qualify For A Short Sale
• Search the Alexandria VA for All Homes For Sale

Results Matter.  Especially when it comes to helping homeowners facing financial difficulty.  Alexandria Virginia real estate agent, Tamara Inzunza has just completed specialized training in foreclosure prevention and Short Sales to assist homeowners who may be facing foreclosure.

“Many people are facing the pressures of a recession, debt, and job instability.  If a foreclosure happens, your credit immediately takes a dive, and it can take years to rebuild.  A short sale can prevent foreclosure, save credit, and in some cases the homeowner can purchase another home with better mortgage terms,” explains Inzunza.

McEnearney Associates, Inc. has always been a leader in the Alexandria VA real estate market, and a long-time supporter of the citizens of Alexandria City.  With the current economic challenges, Alexandria VA homeowners now have one additional resource to help determine if a short sale is a possible solution.

Homeowners in distress can visit www.AlexandriaShortSale.info for assistance, and to see if a short sale is a reasonable alternative.

When it comes to getting your home sold, Results Matter. 

Click here to view information on our real estate sales statistics for the first half of 2008.

Click here to view information on our real estate sales statistics for the second half of 2008.  Put our knowledge, experience, and results to work for you.

You have options when it comes to preventing foreclosure.  Very few people know exactly what to do or where to go.  Visit our short sale information website to see how we can help.

To some people, the idea of buying a foreclosure home means getting a good deal on a move-in condition model home.  To others, foreclosures equal trouble.  At least that’s according to a recent survey conducted by the real estate search site www.Trulia.com. 

According to Trulia.com, about half of buyers are open to looking at foreclosures, but a full two-thirds felt there were "negative aspects" related to such a purchase, including hidden costs, the possibility of declining value, and other unknown costly risks.

The survey specifically showed:

• 60%of single/never married adults are more likely to consider purchasing a foreclosure versus 50% of married, divorced, or separated adults
• 57% of males are more likely to purchase a foreclosure in comparison to 51% of females
• 69% of younger adults (18-34) are likely to purchase a foreclosed in comparison to just 32% of adults 55 and older
• And on the emotional side, 20% of adults said that having a personal connection with someone who lost their home to foreclosure is a negative aspect of purchasing a foreclosed home

So here’s proof that not every homebuyer gets bright-eyed and bushy-tailed when it comes to buying a foreclosure.  However, in the Northern Virginia area, the lower priced foreclosure home gives many buyers the opportunity to enter the market.  And often in a subdivision that was previously not affordable at the height of the market, or even in a normal market.

With first-time buyers, the worry of hidden defects from a bank-owned home that has been sitting vacant through the different seasons is not too appealing.  Vacant homes often have odors that can indicate possible defects.  For example, the smell of pet odor could mean that there are some areas that need to be cleaned better than others.  Also, the ‘wet’ smell could send up a red flag for possible moisture damage that’s yet to be seen in addition, to mold.  Is there an active leak on the inside of the home, or is the home not properly sealed?

The dreaded "AS-IS" when noted in the listing remarks could also be enough for the browsing buyer to click the ‘Next’ button.  And what about those barely finished new subdivisions that have more foreclosures than seller-owned resales?  What type of signal does that send to the browsing buyer?  Should they be overly concerned with vandalism and break-ins?

Buyers have to consider quite a bit when looking at foreclosure homes.  In some instances, the possibilities and unknowns of foreclosures are enough to attract buyers to the seller-owned homes.  Sometimes, greater value is perceived when a buyer can see that a home shows pride of ownership and has been well taken care of.

Does the recent news about the government takeover of Freddie Mac and Fannie Mae have you scratching your head?  Before the news was news, Lawrence Yun, chief economist of the National Association of Realtors wrote a brief article explaining the current housing situation and what could happen.  Talk about forecasting…

Why are the companies’ share prices falling? Investors fear they will collapse because of rising mortgage defaults driven by home price declines.
What are the default rates on loans held by the companies? For Fannie, 1.22% for single-family loans delinquent 90 days or more, up from .62%; for Freddie, .81%, up from .49%.  The figures are for April and were reported in The Wall Street Journal.
What happens if they collapse? Mortgage rates will rise much higher.
What happens if home prices fall much further than anticipated and the newly raised capital runs out or stock prices fall to zero? The federal government will take over the companies (without a doubt) and assume the mortgage debt default risk.

Yun hit the nail right on the head because the government is now in charge.  But what does it all mean? Here’s a snapshot:

Over the weekend, both Freddie Mac and Fannie Mae have been placed into a government conservatorship that will be run by the recently created Federal Housing Finance Agency.

·         This was a necessary move to prevent the collapse of Freddie Mac and Fannie Mae which would have been more damaging to both US and global financial markets.

·         It is expected that this move will bring stability to the housing market by increasing the available funds for lending, thereby lowering interest rates.  It is also expected to spur buyer activity which will begin the process of reversing the downward trend in property values.

·         Although there is no indication when the conservatorship will end, this move is viewed as a short-term take over intended to increase confidence and lower uncertainty in the housing market. 

·         This takeover has been strongly endorsed by Federal Reserve Chairman Ben Bernanke, "These necessary steps will help to strengthen the U.S. housing market and promote stability in our financial markets."

·         It is not clear how, if at all, this will affect Fannie Mae’s and Freddie Mac’s lending guidelines.  Their lending guidelines will continue to depend on how much risk they are willing to accept.

·         For now, this appears to be a good thing for the housing market but the full impact on the economy and the ripple effects this will have to taxpayers and Fannie Mae/Freddie Mac investors remains to be seen.

So, how does the state of Virginia compare to the rest of the country when it comes to foreclosure activity?  The National Association of Realtors (NAR) has started tracking the data and segmenting the information on the state level.

Did you know that according to NAR 32% of homeowners own their homes free and clear? Find out more by viewing the chart.

To assist Alexandria VA area homeowners who are having difficulty making mortgage payments, I’ve received extensive training and have added another service to help.  In the midst of all of the talk about foreclosures, you may not be aware that if a homeowner has fallen behind on their mortgage payments, they may be able to take advantage of a short sale.

A short sale is an agreement where the bank gives permission to the home owner to sell the home for less that the total mortgage balance owed on the home.

To qualify for a short sale, you must first be able to prove that you are facing a financial hardship and are unable to make your mortgage payments.  Some examples may include a recent job loss, unexpected medical bills, divorce, or an adjustable rate mortgage whose interest rate has recently changed, making your home no longer affordable.

It’s important to remember that each bank is different, and each bank has its own separate set of procedures to determine if a homeowner can qualify for a short sale (final approval is granted by the bank, not the listing agent or broker).  If there is more than one mortgage on the home, then the short sale will have to be approved by each lien holder.  The home can be sold for market value, or a little below, and the bank can either forgive the outstanding debt, or work out a separate payment arrangement.  The homeowner benefits from a short sale by avoiding a foreclosure on his/her credit report.

Due to the number of inquiries, I have created a new website for you to share, or visit if you need more information: www.SaveMyNovaHome.com.

While foreclosure homes are traditionally a ‘good deal’ for would-be home buyers, they can be very costly for banks, and banks do not want to be in the property management business, they want to be in the loan business.

A short sale can be an alternative that proves to be a win-win.  The bank can avoid the costs it would incur to go through the foreclosure proceedings, including taking over taxes and utilities, and the financially strapped homeowner can protect his/her credit rating.

We will also assist homeowners who qualify for a short sale and have bank approval with finding another home.  Many homeowners are able to purchase a new home right after a short sale, however in some cases, renting may be better to allow credit scores to improve and cash reserves to be rebuilt.