Southern Maryland Category
How Does a Short Sale Affect Your Credit?
If you’re trying to decide whether or not you should do a short sale on your Southern Maryland home, you’re asking yourself “Will a short sale affect my credit?” When the choice between years of credit damage from a foreclosure and some derogatory credit from a short sale are your only two options, many choose to start seeking buyers for a short sale. Here we’re going to go over everything you need to know about credit scores and short sales, so let’s get started.
What is a Short Sale?
First things first, what is a short sale? In Southern Maryland short sales are becoming increasingly popular for people who are facing foreclosure. If you have more debt than you can repay, you’ll be able to get your lenders to accept selling your home for less than its worth. Getting the lenders to accept the short sale offer is the hard part, and that’s why you need a real estate agent who can list your home and get people to start putting down offers. If you can show the lender or bank that you have people interested in buying the property you have a much better chance of being successful and selling your home.
How Does a Short Sale Affect Your Credit?
Some say that a short sale drops your credit rating just about as much as a foreclosure, but your credit is really affected by how many days you’re late on your payments. If you keep paying your mortgage and stay below 30 days late or in arrears, you’ll be able to keep your credit intact. If you let your payments go 30 days or more, each 30 days will drop your score. A short sale can drop your score on average about 85 points, but 90 days late can be 135 points lost on your credit report. Each situation is different, and the faster that you can get it resolved the better the outcome.
Many choose a short sale so they can move into another house faster, and again this will depend on how far behind you are on your current payments. If you’ve been less than 60 days late in most cases you can get another FHA (Fannie Mae) loan and be in another house quick. A foreclosure on the other hand can drop your credit score by 160 points, and bankruptcy can bring it down 240 points. If you did get behind you may have to wait two years or more to get another home loan.
Is a Short Sale Worth It?
Short sales are a great way for many people to avoid foreclosure and significant damage to their credit, but there is always the chance that you won’t be able to find a borrower or the bank/lender won’t approve the short sale. Either way, a short sale almost always beats foreclosure. If you’d like more information about short sales, check out my short sale information page.
What You Need to Know About Maryland HAFA Short Sales
You may have heard about short sales already, but if you live in Maryland you have another option open to you: Maryland HAFA Short Sales. HAFA or Home Affordable Foreclosure Alternatives is a program for those who want to avoid the foreclosure process. It differs from the popular HAMP program where you can get assistance to lower their monthly mortgage payments. The Maryland HAFA Short Sales program is for those who are near losing their home and want to settle their debts.
How to Qualify for the Maryland HAFA Short Sales Program
Since HAFA is a government programs, you have to meet certain criteria to get assistance:
- Your mortgage originated on or before January 1, 2009. If you signed the papers on the mortgage after this date, you won’t be able to qualify for the Maryland HAFA Short Sales program.
- The Home is your main residence; if this house is a rental property or a vacation property that you do not reside in more than six months out of the year, you won’t be eligible for the Maryland HAFA Short Sales program.
- You must be delinquent or be facing a default and/or foreclosure on your loan imminently (in the very near future).
- You must have unpaid principal debt balance (the original debt minus interest) less than $729,750 for a single unit property; so you can’t use the Maryland HAFA Short Sales program to save an apartment complex you own, for example.
- Your mortgage payment(s) exceed 31% of your gross (before tax) income.
If you meet all of these criteria, a Maryland HAFA Short Sales mortgage modification might be in your future. As long as your loan wasn’t owned or guaranteed by Fannie Mae or Freddie Mac and isn’t a second mortgage, you should qualify. But what are the benefits of a Maryland HAFA Short Sales mortgage modification?
Benefits of Maryland HAFA Short Sales Program
The Maryland HAFA Short Sales program has many benefits like helping you avoid foreclosure and salvaging your credit. Short sales can take a long time, but the Maryland HAFA Short Sales program gives lenders a $6,000 incentive to accept your offer and help you avoid foreclosure. Almost every major lender is a participant in the program, so your lender may be willing to go forward.
In some cases you may even be eligible to receive a $3,000 bonus for selling your home through a short sale under the Maryland HAFA Short Sales program. The program also prevents a deficiency judgement against you once the short sale is complete; a deficiency judgment is when a bank takes you to court for the difference between what you owe and what the house sells for under a short sale. You’ll be able to rebuild your credit and your life, avoid foreclosure and avoid the ax coming down on you with the banks trying to recoup their losses.
The Maryland HAFA Short Sales program is there for homeowners who need it; fill out my Maryland HAFA short sales information form and see what it can do for you.
Is it Better to Buy or Rent in Southern Maryland?
The Southern Maryland housing market is booming, but not everyone is cut out to be a homeowner (at least not right this second!) Here we’re going to go over a checklist of questions you should ask yourself before buying a home in Waldorf and other cities in Southern Maryland. Let’s get started!
Buying a Home in Waldorf and Southern Maryland Comes with Benefits
When you buy a home, you’ll be able to enjoy many benefits like:
A Great Tax Write Off: you’ll be able to take off mortgage payments, energy efficiency improvements and even home owner’s insurance as deductions on your state or federal income tax (it will vary by situation). While you shouldn’t use your home as a tax shelter, you can save a lot of money and improve your home at the same time. With renting there are no tax write offs, you won’t be able to make improvements to the unit without approval and it’s not your home.
Equity: If you want something that you can sell down the line or pass on to your children, grandchildren and loved ones, buying a home in Southern Maryland is the way to go! Equity is an investment that will appreciate it over time, something you can count on when times get tough. With renting, you don’t gain equity that you can lean on when it counts.
Pride: One of the things that set Americans apart in the last century was the high rate of home ownership. When you own your home in Southern Maryland, you have your little piece of the American dream. When you rent, you just don’t have the pride of home ownership and you end up enriching someone else instead of yourself.
Disadvantages of Home Ownership in Southern Maryland
Home ownership is great (especially in Southern Maryland!), but it’s not right for everyone. Some of the pitfalls can be:
Expensive Upkeep: When you rent you have someone to call when the big uh ohs happen, but when you own it it’s up to you to get it fixed and to pay for it. If you want to avoid expensive upkeep, you’ll want an engineer or a certified Southern Maryland house inspector to check out the property and help you avoid any big problems in the future.
Hard to Unload: if you want to get rid of your house, you may run into problems. The Southern Maryland housing market is on fire right now, but it’s a heck of a lot easier to buy a house than it is to sell it. If you get a job in another area or just want to move, you may have to rent and pay a property management company to keep an eye on your Southern Maryland property while you’re away.
These hidden costs can make home ownership a nightmare, but the pros far outweigh the cons! You can have a great home and reap the benefits, but if you’re planning to move to of the Southern Maryland area you may want to put off buying a home. If you’d like to see some great homes for sale, click here to fill out our short sale information form.
Want to Sell Your Southern Maryland Home?
Southern Maryland home sells are tough, but they don’t have to be! Want to know the secret to selling your home in less than 60 days? I have two words that will change your life:
Home Staging!
Well, they probably won’t change your life, but they’ll help you sell your home a lot faster! Home staging is the real estate secret that’s helped more clients move houses in the tough Southern Maryland market; but do you know what it is? Here we’re going to go over how you can get your home staged and start selling.
What is Home Staging?
If you’ve ever viewed a big empty house or apartment, you know how… bleak it can be. You just can’t visualize this huge empty space as your own, and neither can the people who are viewing your property. Home staging takes that big empty house and puts life in it, even for a day. Rugs, lamps, furniture and more give buyers an idea what it would like with their own belongings inside, and you won’t have to keep it staged for long. Here are some quick staging statistics:
While you should never neglect your home repair, simple home staging can give you a better sale price AND decrease the amount of time your property spends on the Southern Maryland home market. So while you don’t have to spend all your money on staging but you need to give your prospective buyers an idea of all the light and potential that your property holds for them. The first tenant of selling is “It’s all about them”; so make the space modern and beautiful, something people would want to buy!
Find the Right Home Staging Professional in Southern Maryland
When you’ve decided to stage your home, you’ll want to make sure you have an accredited staging professional that works in Southern Maryland to help you sell your property! There are many people who will claim to be “stagers”, but you want someone who knows what they’re doing; they’ll have a range of fashions to help you transform your rustic home to modern contemporary and back again. Ask them for credentials, for references in Southern Maryland (the closer to your home the better, the last thing you need are strange numbers in another state). You want them to know the local market and to know what works.
The average home in Southern Maryland is on the market for 160 days; that’s over FIVE MONTHS! When you stage a home and show people the real potential that it holds for them, you’ll be able to sell faster. The average staged home in Southern Maryland sells in a little over a month!
Staging Helps You Beat the Tough Southern Maryland Market
Yes, the market is hotter than it’s ever been before for buyers, but not for sellers. You have to make your property attractive and interesting. There are so many sellers trying to sell their homes in Charles County and Southern Maryland that you have to set yourself apart from the crowd. Sell faster and for more with home staging!
Buying Short Sale Homes
When you’re looking at homes in Waldorf and Southern Maryland, you will notice a lot of houses that are listed as “short sale”. These can be fantastic buys, but what is a short sale and is it right for you? A short sale is one way for an owner to avoid foreclosure and settle their debts… if all goes well. Here we’re going to go over everything you need to know about buying short sale homes, so let’s get started!
How Short Sales Work
Before you buy a short sale house, you need to know how the process works! First things first:
- Short sales are NOT foreclosures
- The homeowner still owns the home, but the bank and creditors have to agree to and approve the sale
- Since everyone has to come to an agreement, it can take a while to close the sale
You’ll want to be a very patient person to endure a short sale buy; but with that patience you’ll be able to get a great deal on your home! You may have to wait several months to buy a short sale home in Southern Maryland, but it really is worth it.
Are Short Sale Homes Better Than Foreclosures?
Owners who are doing short sales are usually still living in the same home, so you wont’ have to worry about the home being picked apart or missing vital (we’ve all seen the houses where the previous occupants ran off with everything, including the kitchen sink!) infrastructure.
While short sale homes in Waldorf, Maryland and the Charles County area can be a great deal, they aren’t always. You’ll want to hire a home inspector to make sure you’re paying a fair market price for the home, and that everything is in good working order.
You’ll want to make sure that the agent who you’re working with has years of experience (like me!) with short sales; they’ll be able to help you hurry the process along and make sure that the contract works out in your favor. You need to make sure that the short sell is already lender approved BEFORE you proceed. The more lenders involved with the property, the more problems you can run into.
Are There Many Short Sale Homes in Waldorf, MD?
Wherever you look in Southern Maryland, you’ll find short sale homes on the market. The key to a successful short sale is to make sure that you have an experienced agent, you know that the bank WANTS a short sale on the property (sometimes they’ll make more money by allowing the property to slip into foreclosure) and of course you’ll want to have the patience to wait through the process. If you can’t wait 1-5 months to buy the house, you may want to look at homes that are available for you to buy right now. Buying a short sale home is a great way to get a dream home in Southern Maryland, you just need to know what you’re doing. If you’d like to learn more, fill out my short sale information form!
Buying a Home in Waldorf Maryland: Five Things You Need to Know
Buying a home can be tough, but it doesn’t have to be. When you’re thinking about buying a home in Waldorf Maryland, you’re going to need to know what to look for! Here we’re going to go over the five things you need to know before you buy a home in Southern Maryland; knowing whether your future home sweet home will be sublime or a lemon can make the difference between a money pit and a dream home. Let’s get started!
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Ask About Utilities When Buying a Home:
Those floor length windows look fantastic, but a drafty window is a money sink that you won’t be able to escape. Ask for copies of the last six months of utility bills so you can know the hidden costs that lurk within! If there are “simple” solutions like new windows, consider talking to the seller about paying for the upgrade (in full or in part) to get the home sold faster.
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Google the Address:
Googling the address will help you find out all the little things a home owner might try to omit; burglaries, fires, or maybe a giant cell tower being built in the backyard can help you make sure that the you’re buying a home that you really want.
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Know the Neighbors Before Buying a Home:
Don’t hesitate to ask the neighbors if they mind talking about the house and the neighborhood! Ask them if people watch out for each other, if there are any neighborhood snoops or cranks, and if there are any problems (who wants to deal with $50 fines for having a pink flamingo on their lawn from the home owners association?) that you need to be aware of before buying the home.
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Ask About Taxes When Buying a Home:
Asking about taxes is one of the most important things you need to ask the sellers before considering buying a home. Many people sell a house to avoid the latest tax bill, so you’ll want to see tax records for the last five years so you can see how much tax rates fluctuate and how often the property will be reappraised.
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Get a Home Inspector:
While we all hope that the seller is going to disclose any problems with the property, it’s better to be safe now than sorry later. A home inspector will help you identify any structural issues like a bad septic tank, cracked foundation, a bad roof or other things that can become hidden costs that you have to pay down the road long after buying a home. Just because a home has problems now doesn’t mean that you can’t buy it, but you will want to work with the seller to get problems fixed before you buy.
Never let your hopes lead you into buying the wrong home; with mortgage rates at the best percentages in decades, you can get both a great deal and a great home.
House Hunting in Southern Maryland: Is it the Right Time to Buy?
Southern Maryland was recently ranked as a great place for young professionals to live, but who wants to rent? Buying a home in Southern Maryland is easier now than ever before, and you’ll find beautiful properties and real estate in Charles County, MD just waiting to be snatched up. What you have to do is make sure that you’re taking advantage of this golden age mortgages and lock in some of the best interest rates we’ve seen in decades. With great buys in Waldorf, MD and Saint Charles, MD you’ll be able to find the right home for you!
Why it’s the Right Time to Buy a Home in Southern Maryland
While you might try and wait it out, you may end up missing out on a great opportunity to get into the house you’ve always wanted. With housing prices lower than they have been in decades, interest rates in the single digits and a wide variety of homes to choose from in Southern Maryland, you’ll be able to get into a great home and pay it down faster.
Housing Prices are Lower:
Lower than they’ve been in years, and you’ll be able to snag a great house in Southern Maryland for a lot less! Houses are now on the market for about 4 months; you won’t have to worry about buying a home that has sat there, lingering, waiting for things to go wrong. You’ll want professional help to make sure you get the house that you deserve, and you’ll need to make sure that it’s in good condition for buying too!
Interest Rates are Lower:
Interest rates are obscenely low and you’ll be able to lock in great rates now to pay off your home faster, saving you years of interest payments! Why spend more when you can have the home of your dreams? With the right mortgage professional you’ll be able to secure a great rate, but you’ll want to be prepared before you go house shopping around in Southern Maryland so you can make sure that you get the best rate possible.
You Have So Many Choices in Southern Maryland!
With the current housing market you’ll not only get a great home sale price and good interest rates, but you’ll have your choice of homes too! From early 20th century dream homes in Port Tobacco Village, MD to modern houses in Waldorf, MD with lots of light and high ceilings, you’ll be able to find the right house for you.
With savings like these, now is the time to buy! You’ll want to make sure you get the right real estate professional to help you get a great home at a great price,but make sure you do your research so you get a great place to live.
Short Sale Help in Prince George’s County, MD
Call Jonathan Benya at 301-653-8113 to find a Short Sale Realtor in Prince Georges County, MD or CLICK HERE TO REQUEST A FREE SHORT SALE ANALYSIS!
Maryland Short Sale FAQ’s
I work with a fair number of short sales in Maryland. Many people find the process itself overwhelming, and it shouldn’t be. I’ve put together a list of Short Sale Homeowner FAQ’s to help make the process a bit easier to understand. If you’re behind on your mortgage and need to sell your home, contact us and we can help.
What Is A Short Sale?
A Short Sale is a real estate transaction where the home owner owes their lender(s) more than the property is actually worth. This means that the bank must first approve the loss they would take should the home be sold.
I Need To Sell My Home. Would I Qualify for a Short Sale?
Probably. There is a lot of rumor and hearsay about short sales that can often lead to confusion. If you have no equity in your home and NEED to sell, then you are probably a good candidate. What a lot of people don’t realize is that the bank makes their decision to approve or deny a short sale based off of what will cause them to lose the least amount of money, not who has the biggest hardship!
What Banks Do You Work With?
When it comes to negotiating a short sale, I don’t pick and choose the easiest banks to work with, I will work with any lender in the country to negotiate a short sale on your behalf.
How Long Does It Take To Complete A Short Sale?
From the first time that we meet to the final settlement on your home, the time frame is roughly 5-8 months. Here’s how that time breaks down:
Get home listed on the market and get the short sale package put together on the property. This time frame depends completely on you as the owner getting the necessary short sale package returned to us ASAP, but should only take a week at most.
Market the property to get an offer in as quickly as possible. When we put a short sale up on the market the intent is to place the property at or just below market value in order to get an offer to the lender as quickly as possible. This can take anywhere from 30-90 days.
Once we get an offer in, submitting it to the bank is the next step. Trying to get a bank approval can happen as quickly as 1 week to as long as 90+ days, but usually we see approvals happen within 45-60 days. This process is very labor intensive for us as agents, and typically involves 50+ phone calls and emails to the lenders involved in order to make it all work.
After the bank approves the sale, getting the deal to settlement can take as little as 2 weeks, or as long as 30 days. At this point we are under the gun, so to speak, to make the settlement happen because the bank’s approval of the short sale is only valid for a very limited time frame, and it’s important that we do everything we can to ensure that we don’t miss the deadline.
What Tax Liability Will I Have If I Do A Short Sale?
When you do a short sale, it is typical that the lender may report the amount of the loss to the IRS as income, via a 1099-C, cancellation of debt. The Mortgage Debt Relief Act of 2007 Has offered tax relief to people who have gotten a 1099-C from their lender, but it is imperative that you consult with a tax adviser on this issue. More information can also be found on the IRS website.
If your home is lost to foreclosure, the lender will typically do a 1099-A, which is “Acquisition or Abandonment of Secured Property”. 99% of the time the amount of loss is greater in a foreclosure than it is in a short sale, so if you are likely to receive a 1099 either way, it’s in your best interest to consider a short sale where the loss liability is typically less.
What Are My Credit Consequences in a Short Sale?
It is difficult to gauge exactly how much damage there will be to your credit. Once you are 30 days behind on your mortgage, the lender has the right to report that to your credit. Quite often people will end up with multiple lates reported on their credit and when the short sale is completed the lender will report the debt as “settled” or “paid in full for less than the full amount”.
Can The Bank Pursue Me For The Amount Of Their Loss?
It is possible that a lender can pursue the homeowner after a short sale or a foreclosure for the amount of loss that they take. Maryland is a “Judicial Foreclosure” state, which means that they can hold the debtor liable. It is not unusual for a lender to require a cash settlement or promissory note be signed for some portion of the loss as a condition of short sale approval. While we do everything in our power to minimize the amount of liability for our clients, we cannot promise how your lender will handle the debt.
Because Maryland is a Judicial Foreclosure state, your lender may have the ability to pursue you for their loss should the home go to foreclosure. This is one of the reasons that a short sale is so important, because the amount of that loss is often greater with a foreclosure than it is with a short sale.
How Long Will It Take The Bank To Foreclose on My Home?
This varies greatly, and in Maryland that number can be as little as 6 months, although the average is a little over 1 year, and in some cases people have been in their homes for as long as 4 years without having made a mortgage payment!
When Should I Call You To Start The Short Sale Process?
Time is of the essence, and as a Realtor, I am limited by the amount of time it takes to complete a short sale vs. the amount of time it takes for the bank to foreclose. The sooner you contact an agent to assist you with a short sale, the better your chances are of successfully completing the process.
3 Pieces of Good News for Charles County Home Sales
Charles County, Maryland home owners may finally have some good news!
Good News #1 – Active Listing Volume Has Fallen
There are less homes for sale in Charles County. A lot less. 12 months ago we had 991 homes on the market. Today that number is only 731, the lowest it’s been in 5 years!
Less homes for sake means less choices for buyers, but a better opportunity for sellers to be able to actually sell their home. If the inventory in Charles County, Maryland falls to around 600 homes active on the market we should start to see sales prices start to climb again!
Good News #2 – Pending Contracts Are Up
The number of properties currently under contract has gone up, to a total of 169 homes in Charles County. That’s an increase of 6.3% in pending home sales from a year ago!
The best part about this news is that it happened without a huge government incentive program to entice people to buy a home. Buyers in Charles County are finally starting to see the value in home ownership again, and super-low interest rates have certainly helped get people off the fence.
Good News #3 – Average Days on Market (DOM) is Falling
Average days on market (DOM) is the measurement of how many days, on average, a home is on the market before it goes under contract. In a “normal” market, that time frame is usually around 90-100 days.
DOM in Charles County, Maryland, has been as high as 154 days at the worst of the market crash, but we’re seeing that number trend lower in recent months. It’s a great indicator that the market is finally heading in the right direction!
Waterfront Homes For Sale in Charles County, MD
Waterfront homes are the ultimate way to relax in Charles County. Just imagine the serenity that comes with a waterfront view and a private pier for enjoying your weekends!
The best part about buying a waterfront home in Southern Maryland right now are the historically low interest rates! With rates hovering below 4% right now, we have never seen a better, more affordable time to buy a home! Check out the list of waterfront homes in Charles County that are available for sale right now!
Showing properties
1 - 37 of 37.
See more Waterfront Homes in Charles County, MD.
(all data current as of
5/18/2012)
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$709,000 : 1425 Ben Doane Rd, Indian Head4 beds, 3 full, 1 part baths
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$989,000 : 14078 River Rd, Newburg4 beds, 3 full baths
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$525,000 : 14901 Potomac River Dr, Cobb Island4 beds, 2 full, 1 part baths
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$799,950 : 7795 Lyndele Dr, Port Tobacco4 beds, 3 full, 1 part baths
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$520,000 : 18200 Prince Frederick Rd, Hughesville4 beds, 3 full, 1 part baths
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$595,000 : 11930 Limestone Ct, Issue3 beds, 2 full, 1 part baths
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$495,000 : 11520 Rainbow Pl, Nanjemoy2 beds, 2 full baths
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$365,000 : 11843 Dowes Rd, Nanjemoy3 beds, 2 full baths
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$899,500 : 4860 Friendship Acres Rd, Nanjemoy4 beds, 2 full, 1 part baths
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$398,000 : 3695 Mcclain Rd, Nanjemoy2 beds, 1 full, 1 part baths
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$350,000 : 12128 Neale Sound Dr, Cobb Island2 beds, 1 full bath
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$399,900 : 1485 Ben Doane Rd, Indian Head5 beds, 3 full baths
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$1,200,000 : 13010 Dyer Rd, Newburg6 beds, 4 full, 1 part baths
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$359,900 : 11500 Rainbow Pl, Nanjemoy3 beds, 2 full baths
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$675,000 : 14600 Banks O'dee Rd, Newburg0 beds, 0 baths
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$239,900 : 19332 Wilmott Dr, Benedict3 beds, 1 full bath
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$197,500 : 6890 Kangaroo Dr, Waldorf4 beds, 2 full, 1 part baths
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$725,000 : 11650 Perry Branch Rd, Newburg3 beds, 2 full, 1 part baths
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$1,650,000 : 15205 Bald Eagle Pl, Newburg5 beds, 4 full, 1 part baths
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$469,900 : 6915 Dicandia Dorsey Pl, Hughesville4 beds, 3 full baths
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$425,000 : 7391 Benedict Ave, Benedict2 beds, 1 full bath
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$585,000 : 11470 Mohawk Ct, Swan Point4 beds, 3 full baths
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$299,000 : 16067 Cobb Island Rd, Newburg2 beds, 1 full bath
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$399,999 : 15531 Potomac River Dr S, Cobb Island3 beds, 3 full baths
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$675,000 : 7814 Mill Creek Rd, Benedict4 beds, 2 full, 1 part baths
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$699,990 : 14930 Potomac River Dr, Cobb Island5 beds, 4 full baths
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$244,000 : 13420 Hill Rd, Newburg3 beds, 1 full bath
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$2,900,000 : 5200 Rivers Edge Pl, Indian Head8 beds, 7 full, 8 part baths
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$360,000 : 12020 Neale Sound Dr, Cobb Island2 beds, 2 full baths
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$1,500,000 : 9000 Tayloes Neck Rd, Nanjemoy4 beds, 3 full baths
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$559,900 : 49 Pale Morning Ct, Hughesville4 beds, 2 full, 1 part baths
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$398,000 : 6885 Dicandia Dorsey Pl, Hughesville5 beds, 3 full baths
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$619,999 : 18220 Prince Frederick Rd, Hughesville5 beds, 3 full, 2 part baths
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$799,900 : 12548 Neale Sound Dr, Cobb Island4 beds, 3 full, 1 part baths
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$579,900 : 6955 Pale Morning Ct, Hughesville5 beds, 4 full, 1 part baths
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$395,000 : 11740 Overcreek Ct, Swan Point2 beds, 2 full, 1 part baths
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$3,500,000 : 11780 Cuckold Creek Rd, Newburg3 beds, 2 full baths
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Jon Benya Keller Williams of Southern Maryland
tel (301) 653-8113
fax (301) 632-5481
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