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Four years after home prices hit their peaks, CNNMoney looks at how 330 metro areas have fared.

Source: IHS Global Insight/PNC Financial Service

1. Use a discount broker to sell your home.

When the market was going crazy just a few short years ago, selling a home meant putting it into the local MLS and prepare for the frenzy of buyers with multiple offers above list price. The market conditions at the time didn’t require much experience of the Realtor to get top dollar for your home.

That was then, this is now. Discount brokers rely on volume to make up the discounted commissions they charge. That volume doesn’t allow them to provide full services to the seller. Regardless of what they advertise, don’t believe for one second that they will. Their definition of “full service” means putting a sign and lockbox on the property, putting it into MLS, maybe hold an open house and review offers for you. If you consider that “full service”, you’re about to make the first costly mistake.

This market requires experience AND real marketing to get you top dollar for your home. Do some research on discount brokers. What you’ll find is either small 1-2 person operations or larger offices where most of their agents are new to the business with less than 5 years experience. They don’t have the experience or a real marketing system for getting your home sold. 2008 data shows that discount brokers take twice as long to sell your home and get 5% less than a full service broker. Lots of sellers lose thousands of dollars when they choose a discount broker because they’ll save 2% on the commission but net 5% less on the sale. It is totally acceptable to want to save money. But if you do your homework, you’ll realize that hiring discount brokers in this market is “being penny wise, and pound foolish.”

2. Cut the commission.

Just as in mistake number 1, the last real estate boom taught sellers to negotiate down the commissions. In that market, it was hard for Realtors to justify the 6% commission. It led to sellers expecting to pay reduced commissions as evidenced by a huge increase of market share for discount brokers. Once again, that was then, this is now. And now is not the time to be cutting the commission. You want to attract as many buyers as you possibly can. 91% of buyers in 2008 are introduced to the seller by a broker. With lots of inventory and choices available, which home do you think the broker will show their client; the home offering a reduced commission to the broker or a comparable home offering full commissions?

If you want to sell your home for top dollar, you should be increasing the incentive to sell your home, not decrease it. It’s natural to want to save money, but if your house sits for months on the market because there’s little incentive to sell it, how much is that going to cost you?

3. Price it too high.

I don’t care what your reason is. If you overprice a home in this market, prepare for a long and expensive lesson. The only market you can possibly overprice a home and still get it sold is in a rapidly appreciating market. In any other market, it just won’t sell. With so many homes for sale in this market, you’re better off not listing it then overpricing it.

If you have to sell, you’re going to have to bite the bullet and price it right. And don’t buy into the common thinking that you price it high so that you have room to negotiate. That mentality will be your next costliest mistake.

4. Keep it in the family or Sell it yourself.

It’s nice of you to want to help your niece who just got into the business, but underestimating this market and the need for experience is one of the costliest mistakes you can make. Thinking that all agents are the same and don’t see the need to interview and find the best agent with the experience to get your home sell will cost you both time and money.

Trying to sell it yourself falls into this same costly mistake. Thinking you have the knowledge and experience to sell your home in this market will be an expensive lesson.

I can’t emphasize enough how different this market is from a few short years ago. Making any one of these common mistakes in this market will be magnified and when you consider the value of your home, these mistakes amount to thousands of dollars. You wouldn’t consider going to an inexperienced doctor to treat a life threatening illness, or hire your part time nephew who just passed the bar exam to defend you in a big lawsuit. Just like these professionals, experience is everything. Don’t trust your biggest asset you own to someone without that experience. There’s a reason why professionals are paid well. They are entrusted with your most important things in life.

Hope this helps. Until next time, happy home selling.

Elliot Lau

]]> http://www.CrystalClearMarket.com/2008/07/14/4-costliest-mistakes-sellers-make/feed/ 1 http://www.CrystalClearMarket.com/2008/07/08/important-numbers-to-know/ http://www.CrystalClearMarket.com/2008/07/08/important-numbers-to-know/#comments Tue, 08 Jul 2008 19:58:43 +0000 brian http://www.CrystalClearMarket.com/?p=206 Buying or selling a home?  A lot of times you need services and don’t know who to contact.  Here is a list of phone numbers that can make this transition a little easier.

1. Hawaiian Telcom 808-643-3456

2. Hawaiian Electric Co Inc. 808-548-7311

3. Board of Water Supply 808-748-5030

4. Oceanic Time Warner Cable 808-643-2100

5. Honolulu Department of Motor Vehicle 808-532-7700

6. Hawaii Drivers License 808-532-7730

7. The Gas Company 808-535-5933 ext 2

8. TheBus Pass Office 808-848-4444

Route Information 808-848-5555

9. Business Registration, Permits, Licenses (DCCA) 808-586-2727

10. Oahu Real Property Tax Assessment Division 808-768-3799

Oahu Real Property Tax Collection (Treasury Dept) 808-768-3980

11. Disabled Parking Permits 808-586-8121

12. Picnic and Camp Permits 808- 523-4527

13. Honolulu C&C Satellite City Hall 808-527-6695

14. Honolulu C&C Municipal Golf Course Reservations 808-296-2000

15. Bulk Item, Green Waste Pickup

Honolulu 808-832-7840

Aiea – Pearl City – Ewa 808-455-9644

Kailua, Kaneohe, Waimanalo 808-262-7298

Koolauloa 808-293-5657

Haleiwa – Waialua – Sunset Beach 808-637-4795

Wahiawa – Mililani 808-621-5241

Waianae: Honokai Hale – Makaha 808-697-1178

16. People’s Open Market 808-522-7088

17. Honolulu C&C Mayor’s Office 808-523-4141

Orange County

NOD List

NTS List

Banked Owned

Los Angeles

Banked Owned

Riverside

Banked Owned

San Bernardino

Banked Owned

List Update for May 27, 2008

As of March 2008, there were nearly 4 million homes for sale in the U.S., up one-third from just two years ago. Parts of California have more than two years of remaining inventory now on the market.

Just because sellers have shifted into survival mode doesn’t mean they need to push the panic button as well. However, it does mean sellers have to get creative to make their home stand out from the others. Sometimes desperate times call for desperate or even bizarre measures and incentives. Stories surfacing include a seller who threw in his classic 1967 Pontiac GTO, others buying $10 St. Joseph Statue Home Sales Kits, featuring a small plastic statue of the saint that owners are supposed to bury under for-sale signs. (If you’re into that sort of thing, the company’s phone number is 1-888-bury-joe), and even a woman in California who offered to bake cookies for a would-be buyer every week for a year.

But before they even get to that point, many sellers have considered offering a variety of incentives to sweeten the pot in this buyer’s market. Two distinct sets of guidelines seem to be emerging for sellers: one for those who need to sell almost immediately and another for slightly less-pressured sellers. The following is to help the first group of desperate sellers.

Top 6 Incentives for the Must-Sell Seller

For owners who absolutely, positively must sell, here are the top incentives and strategies currently in use:

1. Paying the buyer’s down payment: With the elimination of nearly all 100% financing loans came the elimination of a large pool of buyers with no cash for the now required down payment. While most loans don’t allow the seller to furnish the down payment for the buyer, a seller is allowed to do it in conjunction with certain types of loans. Sellers who need to sell are putting their homes onto a list of homes that are participating with DPA programs. While most people know about FHA loans, few have heard of “down-payment assistance” (DPA) programs. Buyers needing 100% financing can purchase a home using this method, and since FHA limits were raised, it’s now possible to get 100% financing on a rather large purchase. To participate, sellers must agree to contribute 1%-6% of the selling price to the DPA who in turn gifts the down payment to the buyer. The normal amount is about 3%; a drop in the bucket compared to the price reductions many sellers are making in this market. As a bonus, the contribution amount is tax deductible. Go to The Nehemiah Program to learn more about the largest DPA.

2. Cash-back offers: These include offering to pay a year’s worth of property taxes or even a year’s worth of mortgage payments. How much attention do you think a seller offering to pay the buyer’s first year of mortgage payments would attract? Sounds like a lot? It amounts to about 5%-7% of the purchase price. Again, depending on the urgency, that’s not much compared to the alternative of not selling. Also increasingly common are "cash-back" offers that can be credited towards repairs, landscaping, closing costs or mortgage points.

3. Glamour and glitz: Exotic vacations, timeshares, cars, season tickets for professional sports or even the opera, art, high-definition TVs, thousand-dollar gift cards for gasoline, and more. The more exotic, the better your chances of luring that dwindling number of buyers.

4. Lease-to-own options: This can be a motivator for tentative buyers who fear the market will drop further or for buyers who are short on down payments or who can’t get traditional financing in tightening credit markets. Option structures differ greatly. A rent-to-own agreement, also called "lease-to-own" or "lease-purchase," is generally a binding agreement to buy a home at a set price at the end of a set period. It offers a little better security for the seller. A lease-option arrangement gives the renter a legal buy-option after a given period, but isn’t an obligation.

5. Increase, not decrease the commission: Not all incentives have to be for the buyer. During the last real estate frenzy in which sellers enjoyed multiple offers before the home was even listed and buyers lining up to offer more than the list price for their homes, it started to seem like all you had to do to sell your home was put it on the MLS. The commissions could hardly be justified which led to sellers expecting discounted commissions. That same mindset doesn’t work in this market. With a glut of homes offering full commissions, agents aren’t having to show homes that aren’t offering full commissions anymore. Sellers that need to sell should think about offering bonuses or higher percentages, not less.

6. "Mr. Big" of incentives — proper pricing: It’s pretty simple, a home is going to have to be priced correctly in relation to comparable sales as they exist today, not the 2004-2005 pricing that your neighbors got. Incentives and everything else take a back seat to a home priced correctly.

The Value of Staging

Many developers are offering big incentive packages. While many of those can add up to tens of thousands of dollars in the form of price breaks, throw-ins, credits and add-ons, buyers should be aware that the biggest home-value drops also occur in those same areas where there’s an abundance of new construction. Incentives offered by owners in more established, mature markets carry more relative weight.

Too many concessions and incentives on the other hand can backfire by making buyers suspicious. It can lead to some buyers thinking the seller must really be desperate. And then begin to wonder, ‘What’s wrong with this house?’" Bottom line is, two things really sell a house, pricing and staging.

Don’t under-estimate staging. A home that’s priced correctly but sits on the market is typically cluttered, dirty and poorly presented and have been branded as tough sells by agents. Agents don’t show these because they are embarrassing and a waste of people’s time.

The average cost of staging a home is about $2000 — far less than a price reduction on the average home. Staging focuses on the "three C’s": cleaning, clutter removal and colors – mostly neutral colors with bright accents thrown in for balance. Staging reveals the benefits of the home and helps the buyer "imagine themselves living there."

A 2007 survey encompassing all regions of the U.S. indicated that staging a for-sale home nets a 343 percent return on investment . Another survey of 400 homes in the U.S and Canada revealed that homes prepped for sale by an accredited staging professional sold in an average 31.8 days compared with 161 days for non-staged homes.

Hope this helps. Until next time, happy house hunting!

Elliot Lau

Unfortunately, this couldn’t be further from the truth.

While paying your bills on time accounts for a large portion of your credit score, there’s still a lot more to it. In fact, paying your bills on time only drives 1/3rd of the points in your credit score, which means that 2/3rds of your score has nothing to do with making on time payments.

Five main categories go into making up your overall credit score calculation. Let’s briefly review each category and how much they count:

1. Payment History – The Most Important Category
This category is pretty self-explanatory. It doesn’t take a rocket scientist to figure out that if you pay your bills on time, you’ll do well in this category. Likewise, if you have a history of late payments, collections, chargeoffs, public records, etc. – you’re not going to do so well in this category.

In addition, the number of negative items on your credit reports is important. The more incidents of credit transgressions, the more your score will suffer. And if you have recent negative information that will punish your scores more than if they are several years old.

2. Debt – A Very Close Second
The most important non-payment category in your credit score is, by far, the amount of debt that you carry. And while your installment debt (auto loans and mortgages) are factored into your scores, it’s really your credit card debt that’s most important.

This includes anything from Visa, MasterCard, Discover, American Express, gas cards and/or retail credit cards like Macy’s or Target. The balances that you carry on your credit cards can affect your scores almost as much as whether or not you make your payments on time.

This category calculates the proportion of balances to credit limits on your revolving credit card accounts – also referred to as ‘revolving utilization’. Simply put, the higher your revolving utilization percentage, the fewer points you will earn in this category.

So what is revolving utilization and how is it calculated?

To determine your revolving utilization, you’ll need to add
up all of your current balances and all of your current credit
limits on your open revolving credit accounts (except for Home Equity Lines of Credit). This will give you a total balance and a total credit limit. Divide the total balances by the total credit limit and then multiply that number by 100. This will give you your total revolving utilization percentage.

See the example provided below:
Remember, the lower your utilization percentage, the more points you’ll earn and the higher your credit score will be. To earn the most possible points in this category, you should try to keep your revolving utilization at 10% or less. If you can’t reach 10%, just remember that the lower the better. While 50% is better than 60%, 40% is better than 50% and so on.

How you pay your bills and your revolving utilization are by far the most important factors used to determine your credit scores. They account for 2/3rd of the points in your score. That’s a hefty chunk! Needless to say, if you don’t do well in both of these categories, your scores aren’t going to be very good regardless of how you do in the remaining categories.

While the remaining categories are worth fewer points, they are still very important for consumers who want to earn the highest scores possible, certainly a requirement in today’s difficult credit environment:

3. The Age of Your Credit History -
Secondary Category
Don’t confuse this with your age. It’s the age of your credit reports. Basically, the score is looking to see if you have a lengthy history of managing your credit obligations. The age of your credit history is determined by the "date opened" on the oldest account listed on your credit report. The older your credit report, the more points you will earn in this category.

There’s really not much you can do in this category except wait it out. As your reports get older, you will gradually earn
more points. This means that you should never try and get old, good accounts removed from your credit reports.

You want the history!

4. New Credit/Inquiries – Secondary Category
When you apply for credit you are giving the lender permission to pull your credit reports and credit scores. Each time this happens, your credit report will reflect what’s called an "inquiry." To perform well in this category, you should really only apply for credit when you need it.

5. Credit Mix – Secondary Category
What types of accounts do you have? You will do well in this category if you have a nice diverse list of different types of accounts in your credit report. This includes mortgages, auto loans, installment loans, credit cards, etc.

If your credit report is dominated by one type of account (or lack of others), this could negatively affect the number of points that you earn from this category.

That pretty much covers the factors that are used in determining your credit scores. Let’s do a quick recap:

1. How you pay your bills – on time is good, late is bad
2. How much you owe your creditors – keep your credit card debt low (10% utilization is optimal)
3. How long you’ve had credit – the longer the better
4. How often you apply for credit – apply only when you really need it
5. Account mix – diversity is good

If you can stick by these five key principles, you should be
well on your way to healthy credit and credit scores.

Douglas Young, RA

Judicial Foreclosure Available: Yes

Non-judicial Foreclosure Available: Yes

Non-judicial Sale Typically, a title insurance company is named as the trustee to arrange the sale of the real estate.

California is famous for its one-action rule, in which a lender must carefully elect one action to take against the borrower if the borrower defaults. If the lender forecloses the deed of trust out of court, the lender has chosen one action and may not bring a lawsuit to recover a deficiency, which would be a second action. If the lender chooses to sue the borrower and obtain both a foreclosure order, and if the proceeds of the judicial sale of the real estate are not sufficient to repay the loan balance, then a deficiency for the balance. Such a suit is permitted as the lender’s one action.

California lenders rarely elect judicial foreclosures.

Preliminary Notice: Non-judicial

Notice of Sale

The notice of sale must contain the name, street address and phone number of the trustee conducting the sale and the original trustor, along with a statement warning borrowers that their property is about to be lost at a public foreclosure sale and to contact a lawyer for an explanation.

The notice must give the street address. If no street address exists, the notice must state the address of the beneficiary from whom a set of directions to the property may be obtained I they are requested in writing within ten days from the first publications of the foreclosure notice.

Advertising

A copy of the notice of sale must be posted in a conspicuous place on the property to be sold at least 20 days before the sale. If access to the property is restricted by means of a central guard gate, then the notice must be posted on the guard gate. A copy of the notice must be posted at one public place in the city where the property is to be sold (or judicial district in rural areas) at least 20 days before the sale.

Recording

A notice of trustee sale must be recorded at least 14 days before the sale.

Mailing

A notice of trustee sale must be mailed by certified mail, return receipt requested, 20 days before the foreclosure sale to the borrower, to anyone who requests notice or recorded a request and to the trustors, beneficiaries or parties at interest.

SaleProcedures: Non-judicial

Time

All sales under a power of sale in a deed o f trust will be made between the hours of 9:00 a.m. and 5:00 p.m. on any business day, Monday through Friday, at the time specified in the notice of trustee sale.

Place

The sale shall commence at the location specified in the notice of sale.

Manner

The sale must be made a public auction to the highest bidder. The trustee has the right to require every bidder to show evidence of ability to pay the full bid in cash, cashier’s check or certain bank checks. Each bid is by law an irrevocable offer to purchase. However, a higher bid cancels an earlier bid. It is unlawful and a criminal offense (a fine of $10,000 or up to one year in jail) to offer anyone consideration not to bid, or to fix or restrain the bidding process in any manner.

Postponement

Sales may be postponed by announcement at the time and location specified for the intended sale. The borrower may postpone the sale in order to obtain cash, provided the written request for postponement identifies source from which the funds are to be obtained, and the postponement is only for one business day. The borrower may obtain one such postponement.

Reinstatement

Debtors may reinstate up to five days before non-judicial foreclosure sale.

Junior

Junior lien holders may no longer redeem, so they may try to protect themselves by (1) advancing funds to bring the senior loan payments current, then foreclosing for the sums advanced; (2) bidding at the foreclosure sale so the price will be sufficient to pay off the senor and the junior liens; or (3) acquire the property by bidding at the foreclosure. If the debtor has a right to redeem and does so, the junior who purchased the home must be reimbursed. Junior liens do not reattach the property if a borrower redeems a senior lien whose foreclosure extinguished the junior. This helps borrowers by encouraging the junior to bid up to the property to fair market value at the foreclosure sale, or else lose out, giving borrowers closer to fair value at sale.

Deficiency

Lenders may not seek a deficiency judgment if (1) the foreclosure is non-judicial or if (2) foreclosure is on a purchase money obligation. The same rules do not apply to guarantee or later lien holders. The lenders may seize alternative collateral. If the lender forecloses by filing a lawsuit, then the lender can obtain both a foreclosure sale order and a judgment against the borrower for a deficiency after the court-ordered sale, but only for the difference between the judgment and the fair value of the security.

Redemption

A borrower’s right to redemption is terminated when a deficiency judgment is waived or prohibited. When redemption is permitted, after judicial foreclosure, only the borrower can now redeem and junior lien holders or "redemptionors" may not. When the lender is permitted to seek a deficiency, elects to pursue a deficiency and forecloses judicially, the borrower may redeem 12 months after sale, but a full credit bid by the lender cuts it to 3 months.

Judicial Foreclosure Available: Yes

Non judicial Foreclosure Available: Yes

Foreclosure in Hawaii takes one of two forms: (1) judicial foreclosure by a lawsuit much like any other lawsuit or (2) sale under a power of sale clause in the mortgage.

Preferred Method:

Judicial foreclosure is the preferred method in Hawaii . Although trust deeds are available, they are not commonly used.

Judicial Foreclosure

In a judicial foreclosure, the Circuit court may assess the amount due on a mortgage, without a jury, and render judgment for that amount and an order of foreclosure on the mortgage. The actual sale of the property will take place in the same way as normal execution sales.

Non-judicial Foreclosure

Preliminary Notices

Advertising

Out-of-court foreclosures must be published, in English once per week for three consecutive weeks. The last publication must be run no less that 14 days before the sale date.

Mailing

Mortgage creditors having a mortgaged lien against the property that another mortgage creditor intends to foreclose on under a power of sale clause may, if a written request is given to the foreclosing mortgage creditor, receive notice of the lender’s intent to foreclose. The foreclosing lender must mail the notice to the other mortgage creditors at least seven days prior to the date of the sale.

Sale

The highest bidder at the foreclosure sale buys the property.

Post-Sale Matters

A buyer at the foreclosure sale holds title subject to the existing liens. Any surplus from the sale shall be paid over to the owner of the mortgaged property.

Special Procedures

A notice of any foreclosure on a condominium apartment must be sent certified or registered mail to the association of the condominium. This notice must be sent at the time the lender begins foreclosure proceedings. This provision may not be waived.

Redemption

Redemption rights have been abolished in Hawaii

COUNTY: ALAMEDA
HOUSEHOLDS: 556,474
2006 TOTAL: 3,565

12 MONTH TOTAL: 12,498
PER HOUSEHOLD: 2.25%
MONTHLY CHANGE: 23.86%
YEARLY CHANGE: 164.99%

12 MONTH TOTAL: 18,465
PER HOUSEHOLD: 4.82%
MONTHLY CHANGE: 12.45%
YEARLY CHANGE: 279.03%

12 MONTH TOTAL: 10,118
PER HOUSEHOLD: 3.46%
MONTHLY CHANGE: -2.82%
YEARLY CHANGE: 201.33%

12 MONTH TOTAL: 884
PER HOUSEHOLD: 1.79%
MONTHLY CHANGE: -28.53
YEARLY CHANGE: na

12 MONTH TOTAL: 12,775
PER HOUSEHOLD: 5.03%
MONTHLY CHANGE: .75%
YEARLY CHANGE: 236.12%

12 MONTH TOTAL: 80,710
PER HOUSEHOLD: 2.42%
MONTHLY CHANGE: 40.95%
YEARLY CHANGE: 178.60%

12 MONTH TOTAL: 24,313
PER HOUSEHOLD: 2.39%
MONTHLY CHANGE: 13.18%
YEARLY CHANGE: 188.02%

12 MONTH TOTAL: 55,513
PER HOUSEHOLD: 7.94%
MONTHLY CHANGE: 14.36%
YEARLY CHANGE: 454.50%

12 MONTH TOTAL: 31,018
PER HOUSEHOLD: 5.87%
MONTHLY CHANGE: 5.56%
YEARLY CHANGE: 205.24%

12 MONTH TOTAL: 39,740
PER HOUSEHOLD: 6.09%
MONTHLY CHANGE: 16.30%
YEARLY CHANGE: 324.88%

12 MONTH TOTAL: 39,740
PER HOUSEHOLD: 3.58%
MONTHLY CHANGE: -1.92%
YEARLY CHANGE: 116.45%

12 MONTH TOTAL: 1,672
PER HOUSEHOLD: 0.47%
MONTHLY CHANGE: 3.4%
YEARLY CHANGE: 53.54%

12 MONTH TOTAL: 13,331
PER HOUSEHOLD: 6.12%
MONTHLY CHANGE: -19.89%
YEARLY CHANGE: 119.31%

12 MONTH TOTAL: 2,748
PER HOUSEHOLD: 1.03%
MONTHLY CHANGE: 9.62%
YEARLY CHANGE: 200.94%

12 MONTH TOTAL: 3,566
PER HOUSEHOLD: 2.38%
MONTHLY CHANGE: 11.76%
YEARLY CHANGE: 198.57%

12 MONTH TOTAL: 9,295
PER HOUSEHOLD: 1.54%
MONTHLY CHANGE: 21.84%
YEARLY CHANGE: 275.41%

12 MONTH TOTAL: 8,249
PER HOUSEHOLD: 5.62%
MONTHLY CHANGE: 13.02%
YEARLY CHANGE: 211.14%

12 MONTH TOTAL: 2,860
PER HOUSEHOLD: 1.48%
MONTHLY CHANGE: -30.15%
YEARLY CHANGE: 22.58%

12 MONTH TOTAL: 9,386
PER HOUSEHOLD: 5.62%
MONTHLY CHANGE: .79%
YEARLY CHANGE: 155.80%

12 MONTH TOTAL: 3,774
PER HOUSEHOLD: 2.92%
MONTHLY CHANGE: -7.56%
YEARLY CHANGE: 195.04%

12 MONTH TOTAL: 7,892
PER HOUSEHOLD: 2.96%
MONTHLY CHANGE: 10.57%
YEARLY CHANGE: 100.62%

_____________________________________________________________________________________________________________

Los Angeles County

Orange County

San Diego County

Riverside County

San Bernardino County