I'm From The Government, And I'm Here To Help

Recently, in the middle of April, we were working with a buyer looking to purchase a home in the $150-$160K range. With the $8000 tax credit about to expire, we thought there might be a spring in his step, but we were wrong. He was curiously detached about the credit and reasoned that prices might even go down upon it's expiration. We tend to agree with him. When the government introduced "cash for clunkers" to salvage the auto industry, its main effect was to drain all future sales from the pipeline in short order. Much the same will happen in the housing market. It makes sellers and buyers lazy when it comes to negotiating. If $8000 is on the table, the seller wants to get his "share" while the buyer is less motivated to haggle. I am not a fan of artificially supporting the market for anything, especially when the money involved does not exist and will have to be borrowed. All in all, another smoke-and-mirrors job by the ne-er-do-wells in D.C.

Talking of smoke, an agent called me for feedback on a house we had shown. I told her it positively reeked of cigarettes. To which she replied that they had repainted the house. Be that as it may, the place still stunk like an ashtray. Either have the place professionally deep-cleaned or throw out the carpets. To not do so is a sever dis-service to your client and frankly, is wasting the time of your fellow agents. No one will contemplate such a home without a deep discount.

FNMA, Corruption and Personal Responsibility. Where Have All The Grown-Ups Gone?

Many folks reading this article today are probably fellow Realtors who are well aware of the further eduction requirements that must be undertaken in order to remain licensed by the state. For those with real jobs, let me explain that we must complete eight 3 hour courses every two years here in Arizona. This morning was just such a course. Sometimes, the subject and the lecturer are so interesting that the time just flies by. At others, the subject matter is so dry that even the most entertaining speaker in the world, can not make it interesting. Today was such a day. However, in amongst the drudgery, a few nuggets came to light that make it worthwhile.

It wasn't the fact that Franklin Raines, after inflating the reports of FNMA's profitability, was able to enrich himself to the tune of $90 Million in unearned bonuses. Nor was it the fact that his lawyers negotiated the return of a paltry $5 million of his ill-gotten gains. Nor was it the fact that he voluntarily returned his stock options: never mind that they had been rendered worthless by his pitiful leadership. It wasn't even the fact that he was not imprisoned for his deeds. I've come to expect that from the denizens of Washington, D.C.. It was the fact that, despite all the shenanigans, the mis-management, the misguided rules and regulations imposed by a clueless congress; we have learned nothing.

Had a foreclosure? You can get a new home loan after three years. Bankruptcy? No Problem. Only a two year wait. The Fannie Mae Homestep program for their REO properties has a "no appraisal necessary" component. Most likely because none of their properties would actually appraise in the real world. Their solution, therefore, is to finance their over-priced turkeys in house so long as you are able to come up with a 3.5% down payment. Mind you 2% of that can be gifted. In reality, the buyers are in no way "buying" a home. They have not invested in anything. The are glorified renters. This is one of the many reasons people have walked away from their homes. They had no vested interest. Apparently, some genius thinks it's a good idea to do it all again to see if the results differ. And we all know what that is the definition of.

The culmination of the sorry times in which we live is demonstrated by an article that most of us have read. It is entitled "cash for keys". This is the latest fiasco in which lenders, prior to taking a property back, bribe the owners with cash to not trash the property on which they are delinquent. That's right. Rewarding people for doing exactly what any decent, upstanding citizen should do. It has come to this. It does not bode well for the future.

Banks Just Don't Get It

Recently, I railed about agents charging potential buyers for the costs of a "special" negotiation team in securing the debt forgiveness. This was over and above the traditional commission being earned and I felt very strongly that buyers were being gouged.

Later this week, I will have another tirade on how banks are abusing the very people they need, in order to extricate themselves from a mess, largely of their own making.

Meanwhile, I continue to be disappointed by the demands made of buyers by the banks themselves. Many have taken to requiring a potential buyer to qualify with a "preferred" lender. You don't have to use them, of course, but you are requested to at least pre-qualify. I saw one this week that required a buyer to fill out an attached form. Among the required information was not only your social security number, but also your mother's maiden name. All this to be faxed (how very secure) to "Joe's House-Painting, Pet-Sitting and Mortgaging Emporium". In the identity theft capital of the world, as Phoenix most certainly is, this is surely a recipe for disaster. This was not even a recognized bank, although that would hardly improve the situation, but a rinky dink mortgage broker that I had never ever heard of. I would add, that I have so far not allowed a client of mine to be blackmailed in such a fashion, and I have yet to lose a deal because of it. However, in the above example, the agent who "requested" that you comply, stated categorically that your offer would not be presented without it.

Essentially, today's buyer is not being treated with any respect, despite being an extremely valuable commodity and the only way out of this current quagmire.

Banks are sending a very clear message. Even though you have been through the trouble of getting yourself pre-approved, they do not care. They are telling you that they do not trust their "colleagues" in the lending industry. Yet, even while they are telegraphing their mistrust, they are insisting that you place all your trust, and financial information, in them. They are arrogant beyond belief and I suggest that we, as an industry, ride them as hard as possible until they learn better manners.

More to come, stay tuned!

Short Sales; Some Disturbing New Trends

As a Realtor, I am still astounded at how some neighborhoods remain awash in distressed properties, be they short sales or foreclosed homes. Of course, it's not too surprising, especially when you realize that pretty much any home built or sold after 2004 is worth less today, than it was then, at least in the Phoenix area. Many subdivisions that were built in 2006 and 2007 have virtually no original owners. Most have simply walked away, as prices halved, whether they could make the payments, or not. That is a subject for another day, although I will allow that the economy likely hurt many of them, while another large section of buyers took on debt they could not really afford, in the hope of continued appreciation that failed to materialize. All the while, aided and abetted by voracious bankers.

Recently, I was working with an elderly couple who were looking to downsize into a newer home. As usual, we ran into the problem that many homes on offer were short sales. They had neither the time, nor the inclination, to embark on what can be a lengthy process, so we concentrated on REOs and regular sales.

However, whilst skimming through some short sales, I was taken aback by the conditions of many sellers. I am used to a seller demanding the buyer qualify with a pre-selected lender, and I am used to not complying with that request. I see no benefit in my client divulging all their personal financial information to some lackey at a random bank. As I said, I was taken aback by a listing agent that disclosed that the short was being negotiated by a special company and that the buyer was required to pay the $4,000 fee associated with this service. This fee coming on top of the 6% listing fee that is customary in our market. Then, and at least they disclosed it, they revealed on their business affiliation disclosure, that the crack negotiating team was, in fact, a subsidiary of their own real estate company. All this on a $200,000 listing, which means the additional burden on the buyer was 2% of the asking price. Here's a newsflash! If you are unable to negotiate short sales, do not accept listings that require them!

In another short sale offering, the lister disclosed that the bank may, or may not, at its discretion, impose an extra 1% fee on the potential buyer. Genius! Punish the very person who is getting you out of the mess that you were, at the very least, partially responsible for creating. Some of these banks are as useful as a screen door on a submarine.

It will get worse. The ill-advised first time home buyers tax credit of $8,000 will be expiring at the end of June. Watch how many well-intentioned and eager would-be purchasers get entangled in the net of indecision that plagues most banks and their alleged decision makers.

Watch how eagerly our elected officials will scramble to re-fix the fix that they caused to be broken in the first place.

It's gonna be a bumpy ride.

Another Reason to Love Cave Creek- It's Easy To Do

Here is another installment in an occasional series extolling the virtues of our little town Cave Creek. Our many and varied eateries have long made Cave Creek both a destination for tourists, and a haven for snow birders who return each winter. Recently, a new establishment has opened, garnering instant acclaim due to the hard work of its owner. Take a bow, Bryan's Black Mountain Barbecue.

We recently had the pleasure of taking lunch there with some out of town guests. I sampled the pulled pork sandwich, which was delicious and moist. My friend partook of the two meat combo, while the ladies each took a half slab of pork ribs. All were impressed with the preparation and taste. The ribs were smoky and tender and came out piping hot. My wife also had the baked potato salad, which to clarify, is a potato salad in which the spuds themselves are baked, so it is not a hot dish, it has amazing texture and spicing, in a word- Yum. Also, recommended is "our famous olive coleslaw". We had tried it with some friends at the recent "Taste of Cave Creek" festival. To admit, we had taken one bite and not really liked it. Boy, were we wrong! The second bite somehow drags you in and you quickly realize how scrumptious it is.

Located at 6130 East Cave Creek Road in Las Tiendas, they are closed on Sunday and Monday. And remember, it is freshly prepared so it will take a few minutes to arrive cos it ain't fast food, it's real food.

You're Welcome!

Cave Creek Gets A Boost From Walmart

The town of Cave Creek was recently involved in a minor kerfuffle regarding the re-zoning of a parcel of land on which Walmart were proposing to build a new store.

The town folk were overwhelmingly in favor of such a development, indeed the last council elections were a virtual referendum on the issue, with those for it being voted in, and those against being shown the door. In fact, four incumbents were defeated by four newcomers. Pretty decisive.

Naturally, this did not discourage the usual crew from central casting, including many non-residents, in mounting their knee-jerk reaction campaign to defeat the great Satan--- Walmart.

They succeeded in having the issue placed on the ballot in a special election and were resoundingly defeated, as expected. They did succeed in delaying the start of the project, therefore denying the town much needed revenue for another eleven months. Thankfully, cooler heads have prevailed and the tax revenue will prevent the need for a property tax, something for which we should all be grateful. Not only will the revenue derive from an estimated catchment area of 30,000 people from surrounding communities, thereby spreading the "load" but Walmart will also bring around 300 much needed new jobs to the area.

All in all, a good thing for our little town.

Another Good Reason To Make Cave Creek Your Home

Cave Creek, which I am proud to call home, is a great little western town with an eclectic mix of art stores, restaurants and bars, plus antiques and collectibles sprinkled throughout the town core. Add in the awesome Spur Cross Conservation Area with its many and varied hiking trails, and Cave Creek makes a great destination for a visitor on a day out. It also makes for a great place to live.

Many creekers are over-achievers and the latest incarnation of that trait is the monthly (first Saturday) "Thieves Market" situated for the most part in the parking lot behind Big Earl's Greasy Eats. It is an open-air market that brings together a mixture of both local merchants displaying their wares, plus vendors who come up for the day. All manner of arts, crafts, metal-works, vinyl records, clothing (both new and antique), BBQ equipment, jewelry, massage, bric-a-brac, concrete statues, antiques and Americana is on display. Grab a cup of coffee and stroll around. This week I even saw a WWII Japanese rifle. There is truly something for everyone. Come up for the shopping, then stay for lunch at one of our many great eating establishments. You could stay on site and enjoy one of Big Earl's legendary burgers. Or you could cross the street and eat at the newly-opened, and extremely popular, Bryan's Black Mountain Barbeque. (I'll be writing more about that eatery next time).

See you at the next Thieves Market on January 2nd, 2010, it is a blast. And maybe you'll fall in love with Cave Creek just like I did.

(Photo courtesy of Sonoran News)