California’s mortgage crisis hit Mountain House, a master-planned community, particularly hard last year, and eventually 90% of mortgage holders here owed more than their homes were worth.

But residents are allowing themselves the first twinges of optimism amid the gloom. The 2,600 existing homes in this development 60 miles east of San Francisco are selling at nearly three times last year’s pace. One builder has sold about 30% more homes in 2009 than a year ago. And homeowners here are seeing the welcome return of another phenomenon: the bidding war.

When Catrina Koleva and her husband found their dream home listed here for $299,900 in February, they figured they would try to win the five-bedroom spread. Instead, they faced 12 other bidders and gave up. The winning bid was 30% over asking price, said Tabari Palmer, a representative of the listing agent. “I think people are seeing there are some pretty good values here,” Ms. Koleva said.

No one wants to call a bottom in Mountain House after what happened. Home prices have fallen more than 50% from their peak amid masses of foreclosures. (The home Ms. Koleva wanted last sold for $781,900 in January 2007.) But 48 homes have sold so far this year and another 59 are in escrow, compared with just 19 sales in the year-earlier period.

Adding to the hint of new life, Little League participation has grown to 220 from 178 last year. “People I see here have as much hope as I’ve seen in a long time,” said Lemuel Vergara, principal of the local Wicklund Elementary School.

Mountain House’s nascent revival is representative of a phenomenon playing out here and there around California, offering glimmers of wary optimism as fallen home prices and interest rates entice buyers. Pulte Homes Inc., one of Mountain House’s builders, reported a “marked” increase in its California sales this year from last. January existing-home sales doubled from January 2008, according to the California Association of Realtors, and sales are still growing.

California homes were on the market an average 6.7 months in January, compared with 16.6 months in January 2008, the Realtors association said. Nationwide, it was 9.6 months. In Tracy, a city of about 80,000 people next to Mountain House, there are 900 homes for sale, down from 1,800 a year ago, said Tracy Mayor Brent Ives.

Meanwhile, economists say California is leading a resurgence in the West of existing-home contracts. January contracts signed in the 13 states stretching from New Mexico to Wyoming to Alaska to Hawaii rose 13.5% from a year ago, compared with a nationwide decline of 6.4%, the National Association of Realtors estimates.

Some of California’s strongest housing resurgence is in the hard-hit Central Valley, where Mountain House lies. In Stockton, which had the country’s highest foreclosure rate, sales year-to-date were 1,331 homes on March 18, up from 501 in the year-ago period, MetroList said. In the Sacramento suburb of Elk Grove, sales over the same period rose 54% to 192 from 125; in Modesto, sales rose to 702 from 320. “It really does look like we are getting to the end of this,” said Jerry Nickelsburg, senior economist at the Anderson Forecast, an economics think tank at UCLA.

Few economists say California’s housing debacle is over, and things could even get much worse. The state’s unemployment rate of 10.5% in February is likely to rise, they say. So are foreclosures, which rose 5% in February from the month before, according to industry researcher RealtyTrac Inc. The median home price in California fell 57% to $254,350 in January from $594,530 in May 2007, and prices continue to drop in many places.

There is another potential time bomb: What happens when banks put on sale the thousands of homes they have repossessed, but kept off the market?

That is a nagging question in Mountain House, where about 280 homes have been taken off the market since the first of the year, many of them foreclosures. “We can’t reach a bottom in the housing market until all of the foreclosures get processed,” said Tom Beede, chief executive of MetroList.

But Mountain House has fallen so hard that even a slowing rate of descent gives residents a reason to see some light. When Mountain House sprouted out of a farm field near Tracy in 2003, some people camped in line to snap up houses. Home values soared to more than $700,000, peaking in early 2007 before they collapsed.

In 2008, Mountain House had gained notoriety as the most-underwater community in America, with nine of 10 of borrowers owing more than their homes’ values, according to First American CoreLogic, a real-estate-data firm. Banks foreclosed on hundreds of homes, prompting an exodus of residents.

Ms. Koleva, who lost out on her first dream home, said she and her husband, who live in a rented home here with their two young boys, have looked at 30 other homes here and expect to find a good buy soon. “We’re not desperate,” she said, but “we really like Mountain House. It’s a great place to raise a family.” (Source: Jim Carlton, Wall Street Journal)

Click here to read the entire article.

Interested in purchasing a home in Mountain House? Just want to see the latest listings? Contact us!

Many Pleasanton homeowners, and those throughout the Tri-Valley area, have seen the value of their property decline over the past two years. Unfortunately, a drop in market value does not automatically coincide with a drop in property taxes, as property values are not assessd on an annual basis.  Many homeowners are still paying taxes on the previously assessed value of their property.

The Alameda County Assessor’s Office is obligated to align property taxes with current market values. The office is currently conducting a review project to ascertain accurate market values. Here’s a note from the county website:

“Alameda County has been and will continue to be proactive in reviewing assessed values to ascertain whether temporary reductions are warranted. The 2009-10 tax year review project includes all properties that were granted a reduced assessment for 2008-09 and have not changed ownership during 2008. The project also encompasses all those single-family homes and condominiums that were acquired between January 1, 2002 and December 31, 2008. Sales of similar properties that sold near the lien date, January 1, 2009 will be analyzed and compared to properties within the project to determine market value.”

On or before July 1, 2009, homeowners will be notified of their updated assessment. If you believe the assessment is accurate, no action is required on your part. You’ll receive your tax bill in October. If you disagree with the assessment,  you may file an Application for Changed Assessment between 7/2/2009 and 9/15/2009.

Click here to visit the Alameda County Assessor’s Office web page.

Click here to read about the Review Project Due to Decline in Value or to find the Application.

Is your home in Contra Costa County? You may have to take a more aggressive approach to lowering your property taxes if you believe the value has declined. Currently, the Contra Costa County Assessor’s Office is not conducting a comprehensive review of property values.

Click here to access the Contra Costa County Office of Assessor’s web page.

Click here for information on how to apply for a reduction in property taxes in Contra Costa County.

What is a Bank Owned Property?

A bank owned property or an REO (real estate owned) is a property that has been through the foreclosure process and is now owned by the bank. Upon foreclosure, a property is auctioned on the county court house steps. In most cases, properties do not sell at auction as most auctions require that the property be purchased with cash at the time of sale. In addition, at auction a property is sold in “as is” condition. There is no opportunity to inspect the property before purchase.

There are pros and cons to buying bank owned properties. They often sell below market price-and that often makes them a great buy. However, most banks have strict guidelines about how the sale of the property will be handled and often do not waiver from these guidelines.

Here are some common questions about purchasing an REO and what to expect during the process:

What types of financing will banks accept?

Banks will generally review your offer in its entirety with any type of financing. Credits requested will be considered, but be sure that your lender will allow the requested credit. Down payment assistance is typically not offered by these banks. Certain banks may require that you finance the purchase through their lending department as a condition of the offer or may simply require that you are pre-approved through their lending department.

Are there any special forms that should accompany my offer?

Yes, typically the bank will require a pre-approval letter and proof of down payment or purchase funds(usually in the form of a bank statement). In addition, many banks have specific purchase addendums or disclosure forms which they require buyers to sign so be prepared to complete extra paperwork. Also, keep in mind that banks will not consider emotonal letters as part of your offer.

How does the bank respond to multiple offers?

Each bank may handle this situation differently. However, the bank will usually assume that the listing agent has asked for the highest and best offer from each potential buyer. The bank may respond with a counter offer to each potential buyer. In addition to purchase price, the bank will also be evaluating each offer on the buyer’s ability to close the transaction in a timely fashion and any contingencies the buyer is stipulating in the contract.

Will the bank accept a contingent offer?

No, banks are looking for the cleanest deals possible with the least amount of contingencies. Their goal is to sell the property as quickly as possible and remove the liability from their balance sheet. If you need to sell your current residence before purchasing a new one, then we should meet to discuss your buying strategy.

When will I hear back from the bank regarding my offer?

In some cases, patience will be necessary. Some banks will respond within 48 hours, others may take up to 7-10 days to respond.

What condition will the property be in? And what about repairs?

In the vast majority of cases, the property will be sold in “as is” condition, meaning what you see is what you get. As a rule, the bank will only consider repairs that are lender required.  Remember, the bank is a lender and is very familiar with repairs that might be required by a lending institution. Cosmetic or wear-and-tear repairs are usually not approved. Non lender required repairs may sometimes be approved by raising the sales price and then having the bank issue a credit to the buyer. In most cases, these repairs would no be authorized to be completed prior to closing.

Will the bank clear Section One items?

That may depend on the bank and the lender. Section One items are repairs notated on a termite inspection.  In some cases, these kinds of repairs are required to be completed by the buyer’s lender. As a general rule, the bank wants to sell the property in its current condition. In a multiple offer situation, the bank may accept the offer with no contingencies upon these types of repairs.

Will the bank pay for inspections, home warranties, escrow fees, etc. ?

As the seller in the transaction, the bank will typically pay for traditional seller expenses.  Buyers will need to pay for all desired inspections.

Why should I do inspections?

Inspections are crucial for bank owned properties as they are sold in “as is” condition. The seller, the bank in this case, has never visited the property and will not have any knowledge of its history.  You will want to complete a thorough inspection of the property by hiring professional inspectors. They will examine every aspect of the property and uncover potential costly repairs, defects, or safety issues which could adversely impact the value and your financial investment in the property. Inspections will help avoid the purchase of a property that may seem look like a terrific bargain, but may need significant repairs to be habitable.

Will utilities be on for inspections?

Yes, utilities will be turned on for inspections, but service is usually terminated after inspections are completed and contingencies are removed. Keep in mind that this will mean that the lawn and landscaping may not be watered for an extended period of time.

What kind of disclosures can I expect from the bank?

None of the traditionally mandated disclosures will be available. The seller/bank of an REO property is exempt from providing disclosures since they have never lived in the property.  Again, this is the reason inspections are so important.  Also, keep in mind that the bank may not have all door keys, mailbox keys, garage door openers, or HOA common area keys. Many banks key their properties using a master key system. Once the property closes and you take possession, you will want to have all locks at the property changed.

Who will choose the escrow/title company?

In a traditional sale, the buyer chooses the escrow company, but with an REO transaction, it is very common for the bank to control the escrow and choose the company. However, the law in California states that “he(or she) who picks, pays”. So even though the buyer does not have control of choosing the escrow company, the bank will typically pay for escrow and title fees, which are traditional buyer expenses and can add up quickly. Remember, as with all transactions, the escrow company is obligated to manage the transaction fairly and equitably, showing no favor to either side. The buyer will receive a clean title to the property and be able to purchase title insurance.

UPDATE: Effective October 11, 2009, the Buyer’s Choice Act prohibits an REO lender selling residential property from directly or indirectly requiring the buyer to purchase escrow services or title insurance from any particular company.  A buyer, however, who has received written notice of the right to make an independent selection, may agree to the REO lender’s escrow or title recommendations.  An REO lender that violates this law can be held liable for three times the charges the buyer incurred, whereas a violation by the seller’s agent may be subject to license disciplinary action.  This law expires on January 1, 2015. 

What are the typical time frames for closing?

21-45 days is a very typical time frame. Be certain that you will be able to close within the agreed upon time frame as some banks will charge buyers a per diem fines for any delay in the close of escrow that is caused by the buyers specifically.

Can I back out of the contract if something comes up during the inspection process?

Absolutely. The buyer can back out of the transaction without penalty as long as it is done within the time frames specified in the contract.

So what’s the bottom line on buying a bank owned property?

There are some terrific bank owned bargains in the Tri-Valley and surrounding communities. If you understand the way the seller in these cases handles the transaction-and you feel comfortable with this-purchasing this type of property may be ideal for you. Many of these properties are in great condition and simply need cosmetic touches to transform them from a house to a home.

Where are all the bank owned properties?

Almost all communities in the Bay Area have bank owned properties on the market. Pleasanton has relatively few, but Brentwood, Tracy, Stockton, Hayward, Oakland and many other communities have dozens(or more) of bank owned properties on the market.

Would you like to know what properties on the market currently are bank owned? Contact us for a list of REO properties.

Are you interested in purchasing a bank owned property? Let’s get together and discuss your personal situation and needs and devise a buying strategy for you.

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The National Trust Main Streets Center presented Downtown Livermore, Inc., of Livermore, California, with one of five 2009 Great American Main Street Awards (GAMSA) during its annual National Main Streets Conference in Chicago on March 2, 2009.

Downtown Livermore, Inc., an official Main Street community, has been working in partnership with the City of Livermore, local residents, property owners, the business community, and others in the city to spur reinvestment, support historic preservation, maintain a high quality of life, and grow the local economy.

The GAMSAs recognize exceptional accomplishments in revitalizing America’s historic and traditional Main Street commercial districts. Since the organization’s inception in 1986, Livermore has benefited from a $12.5 million road improvement and beautification project, gained 974 net new jobs, and 194 net new businesses; rehabilitated 82 buildings, constructed 12 new buildings, seen the commercial property vacancies drop from 26% to 9%, and experienced $55 million in public investment and $112 million in private investment. Downtown Livermore, Inc., has been using the National Trust for Historic Preservation’s Main Street Four-Point Approach, a comprehensive preservation-based economic revitalization strategy.

The five winners receive national recognition for their excellence, a bronze plaque, and certificate commemorating the award, and GAMSA road signs as entrance markers to their award-winning commercial districts.

The four other GAMSA recipients include Federal Hill Main Streets in Baltimore; El Dorado Main Street in Arkansas; On Broadway, Inc., in Green Bay, Wisconsin; and Rehoboth Beach Main Street, Inc., in Delaware. (Source: The Independent)

Click here to read the entire article.

As part of the recently passed state budget, California is providing a $10,000 tax credit to some buyers of new, previously unoccupied home purchases.

The $10,000 Tax Credit applies to purchasers of a newly constructed home in the State of California.  The bill is called SB 15. There are conditions to receive this tax credit, some of which are still being worked out.

Here are the details:

1. The tax credit is good for 5% of the value of the newly constructed home, up to $10,000. That would mean any home priced over $200,000 would qualify for the full credit.

2. The tax credit will be available between March 1, 2009 and February 28, 2010, or when the funding authority runs out. The Legislature has earmarked $100 million for this credit, available on a first come first serve basis. This translates into 10,000 new home sales. It is unclear at this point whether  the tax credit will be based on when the contract for sale is written or when the escrow is closed for the purchase.

3. The tax credit will be allocated by the Franchise Tax Board and will be available to new home buyers over a three year period. Roughly one third of the tax credit($3,333) will be available each year, applicable toward state income tax return.

4. The new home purchaser must live in the home for at least two years.

5. There are no income limitations for the purchaser.

6. There is no “first time buyer” restriction.

7. There is no repayment requirement (unless the purchaser sells or rents out the home before two years have past from the close of escrow).

This tax credit could bring a real boost in new home sales which have been hit very hard by the shifting real estate market and the current economic climate.

Contact us to discuss all the benefits and details of this tax credit. Many new home builders are offering incredible deals right now, made even more attractive with this new tax credit. We can discuss which new home communities might be the right ffit for you and your family.

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