2012 is the year of the short sale. As an agent, one of your most valuable business tools is the understanding of how to help underwater homeowners avoid foreclosure. Don’t make the mistake of believing these myths:
Myth #1: The homeowner must fall behind on mortgage payments in order to qualify for a short sale
Debunked: Years ago this may have been true, but not in 2012.
- A financial hardship must exist, such as the ARM (Adjustable Rate Mortgage) increasing in monthly payments.
- Loss of job or income.
- Health or medical issues.
- Extraordinary loss in home value (which may be considered a hardship).
Note: Agents should not advise a homeowner to miss a mortgage payment.
Myth #2: Banks would rather foreclose on a property than approve a short sale
Debunked: Many still believe this myth to be true, but more accurately, banks would prefer not to foreclose on a property due to the $50-70k it may cost the bank per transaction. Banks lose less money on a short sale than on a foreclosure.
Note: In California, some lenders may pay owners as much as $25,000 to opt for a short sale.
Myth #3: Homeowners must be pre-approved by their lender to be eligible for a short sale
Debunked: Absolutely not true. By and large, most lenders will consider short sale offers. However, each lender may have unique and specific processes to follow, from listing the home to the acceptance of a short sale. Bypassing any part of this process may result the sale not closing, so be sure to follow each lenders’ processes closely.
Myth #4: Short sales never close
Debunked: Obviously not true. In some areas of the U.S., nearly 50% of all closings are considered to be “distressed” properties, meaning REOs and short sales.
Myth #5: Short sales take months (and months) to close
Debunked: The short sale processes must be learned. Once mastered, it may not be uncommon to close a short sale in 30 days. However, certain idiosyncrasies may slow the process and each lender presents their own unique set of specific challenges. No two short sale transactions are identical.
Myth #6: Damage to the homeowner’s credit standing is comparable in a short sale and a foreclosure
Debunked: In many cases, credit repercussions and deficiency protections are more damaging with a foreclosure. Short sale transactions can often lead to faster financial recovery for the homeowner and should be carefully considered.
Note: If the homeowner missed no mortgage payments, they may be eligible to finance the purchase of a home immediately following a short sale transaction.
Myth #7: Following a short sale, the homeowner will be ineligible to purchase another property for the next 5-7 years
Debunked: Not true. Using conventional lending guidelines, some consumers may obtain a Fannie Mae backed mortgage a short 24 months after the close of their short sale.
Myth #8: After a short sale transaction, the homeowner will receive a 1099 and be forced to declare the loss as income
Debunked: The owner may indeed receive a 1099, but due to the 2007 Mortgage Forgiveness Debt Relief Act, among other considerations, the homeowner may not owe any taxes on their transaction.*
Note: This Act is due to expire at the end of 2012.
Myth #9: The lender will sue the homeowner after the close of a short sale (or foreclosure, or deed in lieu of foreclosure) for the deficiency
Debunked: California has certain anti-deficiency protections in place for short sales and foreclosures, depending on the circumstances.*
Myth #10: As an agent, I don’t need additional training to learn all of the ins and outs of the short sale process. And if I wait long enough, the market will recover so I may not need to deal with short sales at all
Debunked: How long are you willing to wait? Based on the most recent housing reports, home values are still falling. Hopefully, 2012 will see the bottom of the housing market but price recovery may continue to take some time.
*As an agent, please do not offer accounting, tax, or legal advice. Refer questions regarding these topics to appropriately trained professionals.