Perrysburg Blog

According to this report . . . YES.

That will be great news.

I am however reminded of Mr. Reality.   Standing right there, outside my office here in Perrysburg.

And that was Mr. Reality slapping me and my clients in the face with . . . reality.

For I am getting ready to close a short sale here in Perrysburg next week.

A FIVE YEAR short sale.

Five years on the market, in default, rented, managed, negotiated, appraised, inspected – then repeat over and over again.

And I am not complaining.

I am happy to be able to close it.   It is very satisfying.  The clients are thrilled.   The customers are thrilled.   The neighbors will be thrilled.   The banks involved are acting in their own best interest.

But . . . I feel the sting of reality.

Banks are not going to make short sales easy.

Or fast.

Or painless.

If they do the whole mortgage market will implode.

Short sales are an excellent idea.   When the house is no longer needed or wanted by the owner a short sale helps the neighbors.   It stabilizes the subdivision.   It’s a great idea and it works.

But please, don’t believe that it’s going to be fast.   Don’t be a Real Estate Pollyanna.

Why? What?

“REO” is of course banked owned foreclosed property.

And it’s strange how things sometimes run in streaks.

Today – I wrote an offer on very sharp 43551 REO listing.

Showed one.

Listed one.

That’s all normal . . . here is what is interesting:

1. A new RIVER ROAD REO property (30571 East River Rd.)  On the water.  That does not happen every day – in fact it’s incredibly rare.  $175k.  2500 sq. feet.  Township with Rossford Schools.  Last sold for $100k more . . .

2. A “builder’s own home” type REO listing.  We are putting new carpeting in it as I write this – with a 3 car garage, finished basement, and all the bling/bling you would expect.  $180s’ with close to 3000 sq. feet – and I think it’s worth LOTS more . . .it’s open this Sunday from 1 to 3.  507 Harrison Dr. in Shawnee Trace.  It just might be underpriced by $30k . . . at least!

The walkaway.

The “strategic default”.

The “jingle mail”.

You can look up the term on line.

But it happens when your personal life and your financial life have collided with your real estate life and the value of your real estate is smaller than the amount owed the bank.

The process is painful.  Traumatic. And fraught with risk.

Earlier today I went to a house, which shall remain hidden from identity for now (see description above . . . ), which was very nice.

Whose professional, educated owner had walked away from.

Gone.

Vanished.

Spurned our offer of “cash for keys”.

Turned off the water and the gas and the power – and vanished in the night.

Some thoughts:

1. Talk to your lawyer before you do this.  Seriously.  Just get a lawyer and get their opinion on what to do next.

2. Get help from ANYONE.  Family.  Friends. Charity.  Even the Federal Government has lots of programs.  And as worthless as HAMP or HEH! or HUH!? have been in the past 2 years – at least they often slow down the foreclosure train a little bit and give you time to recover.

3. Do not stop paying your food/gas/electricity/heat in order to make one more interest payment to the bank.  Sit down and think about what you have to have to live and survive.  Get some counsel.  Get some special help – but don’t lose everything in order to save an upside down, underwater house.

4. Get another legal opinion – lawyers are just like every other profession.  There are good ones, bad ones, and ones that do not know what they are talking about.   Get 2 opinions when you need brain surgery.  And 2 legal opinions when you are thinking about walking away.

5. At least call the broker/agent who was trying to talk to you.   This vanished owner lost $3000 simply by not calling me.  I bet he might have needed that money . . .

6. Put your families finances first – see #3 above.  I cannot stress this enough!

Many homeowners are being forced into this hard, cold calculus.  Banks might want to consider some very aggressive modifications to principal and not just kick the can down the road.   When upscale neighborhoods in Wood County are being hit and ravaged by strategic defaulters – it’s time to change the game plan.

Caveat Emptor?  It’s the Latin rendering of “let the buyer beware”.

Because buyers need to beware.   At least in Ohio they do!  A quick Google.com scan shows thousands of entries for “caveat emptor” in Ohio real estate.   It shields the real estate seller.  It protects the real estate agent.  It immunizes the real estate broker.  A good example, from a Realtor trade rag is here.

I had to put a house on the market that made this very painfully real.

The “buyers”, who shall remain nameless, simply relied on what the “seller” told them.   They trusted.  But did not verify.

Big mistake.

The “seller”?  He did not have real title to the property.  It was not his to sell.   There was a bank somewhere – not getting paid.   The “buyers” gave their rather sizable down payment to this Perrysburg-based con artist.   Their “down payment”?   Gone.  Scammed.   Stolen.

They were buyers – and they were not careful.

The damage to them – emotionally, financially, and more was and is terrible.

The seller/agent was neither a real seller or a real real estate agent.

Nothing was as it seemed.

I would trust . . . but then verify:

1. Who are you?

2. Why are we not using a title agency?

3. You allright with my lawyer looking at this?

4. Why isn’t your deed recorded?

5. Why don’t you have an office?

Just a few things to consider and learn to ask so that you can avoid some of the scams that are being done right now on innocent, trusting, unaware buyers!

That’s the abbreviation for “good news . . . bad news”.

I have seen lots of multiple offers in Perrysburg.

I have seen a seeming “shortage” of good listings priced to market.

But is that good news?  Or is that bad news?

It really depends on where you are sitting and whose side you are on.

A buyer/future homeowner?  That’s often bad news.

A seller/homeowner?  That’s maybe good news.

Now – more GN/BN.

The Case-Shiller numbers just went UP for the first time in a long time – as far as Detroit matched pair real estate numbers go.  And I really do believe that Detroit is now the perfect analog for Toledo real estate numbers and velocity of sales.

So . . . . that’s good news, right? Yes.   I think so.

What’s the bad news?

Mortgage defaults – i.e. future foreclosures – are going up for the first time in 2 years.

It came from a blurb on housingwire.com:

“The national delinquency rate for borrowers who are 60 days or more past due on their mortgages rose for the first time in two years during the recent third quarter, TransUnion said Tuesday.

The delinquency rate for seriously past due loans edged up to 5.88% in 3Q, TransUnion reported.”

Which tracks what I am seeing – lot’s more foreclosures in Perrysburg and Maumee.  

That is the bad news.

Why?  I only write about one listing – a “listing post” – when it’s A. In Perrysburg.   And B. Special.

So I will write about 1752 Horseshoe Bend.

Because it’s a great house.  3 beds, side-load garage, Corian counters, fenced yard, big basement ready to finish, and as neat and clean as a pin.   $207k tax value.  Today’s price?  $185k.

Oh, the location?

Check out this aerial photo – it’s the house/lot just above the “H” in Horseshoe Bend.   Oh – that’s Perrysburg High School off to the west . . . . so no excuses about it being too cold or wet to walk to school!

The numbers are firming up . . .

The casino is hiring . . .

The sun is shining nice and warm in October . . .

And my team and I are selling lots of property . . .

So what do the numbers say?

Fewer Perrysburg houses on the market.

More houses in Perrysburg pending sale.

More houses in Perrysburg closed.

And fewer houses in Perrysburg failing to sell.

What’s not to like about these numbers as seen on this chart?  (you can click on it for a full size view . . . )

A recovery?  I think not.   Not until more and better things happen on the employment front.   We are seeing natural market forces balancing out a bloated inventory.   I am seeing cash investors moving in to buy good deals (I personally wrote 4 cash offers today, and negotiated a cash offer on a Perrysburg listing . . .).   I am seeing sellers who can’t afford to sell call the bank, or lease the house out and move to Florida or S. Carolina anyway.

No.   Not a recovery.   But something better than what we had last third quarter in 2010.

It’s in Oakmont.  On Sheringham.

In the Township.

With low taxes and a great lot.

Oh, and it’s just been foreclosed.  “Gently foreclosed” as the former owner cooperated with my bank client on the way out.

3 beds.  An enclosed 3 season porch.  The finished basement needs new carpet (it’s missing).  With a nice living room that has been turned into a den.   And all new paint on the inside.

$168,500 with Fannie Mae paying up to 3.5% of your closing cost and or buying you new appliances.

1. Have a finished basement without a back up plan for the sump pump.   The power does go out . . . and if your plan is to call Toledo Edison and beg for faster service . . . .

2. Get your home/budget/mortgage in trouble and not talk to people.   It’s public knowledge.  Some people are going to charge you by the hour and do nothing – some are going to pester you on the phone and do nothing.   Get some special help.

3. Buy an extra house.   Not now.  Not in this market.   Sell your current one first please.

4. Buy REO property to “flip”.  You are not going to do it.  You are not going to make money.   There are lots of good reasons to buy REO as an investment – flipping is not one of them.

5. Pay someone upfront to sell/market/advertise your house.  Just plain bad business.

6. Hire a real estate agent without asking a page or two of questions about them and for them to cogently answer.  Many agents are abandoning the business right now (that’s a good thing!).  Some are carrying on to clients like they are full time producers while they have other jobs and even live in another state!

7. Fail to understand that the first showing of your house for sale in Perrysburg will occur ON THE COMPUTER.  Via the photos that your marketing agent has taken.   Failure to understand this costs you time, money, and sales power.

8. Don’t be pressured into buying right now.   Not by anyone.   There are good deals.   There are smart buys.  There are great personal business cases to be made for purchasing a home for many families.   There are also a lot of fear-based sales tactics that can lead you into a terrible decision.

1000 words.

1 picture.

Want to get values up?

Want to slow foreclosures?

Want to get the economy fixed?

It’s really simple!  Just fix this picture: (also note that for the past 20 years Wood County and Perrysburg have almost ALWAYS HAD LOWER and therefore BETTER unemployment numbers than other major counties.  Something big has switched and or changed . . . .)