Do you wish not to have a REALTOR® involved until you need one? 

Wish you could search for homes like an agent, day or night, & get all information from one easy to use website?

We all know it doesn't take a REALTOR® to find a home. That is not the only reason you go to a REALTOR®. As a buyer, you want to see homes now and get a REALTOR®  involved when you want them to be. Now you can search the Arizona Regional Multiple Listing Service just like a REALTOR® and decline REALTOR® services until you decide you're ready for them.

Sign up now to view homes in Pinal County.

By declining REALTOR® services you're declining to be prepared should you find a home you may want to buy. Everyone's heard of the "Buyer's Market" and "Seller's Market" but have you learned all the different strategies of buying in the everchanging real estate market? Every market is changing with different buying strategies including loan strategies which is where your REALTOR® and your financial source comes in. Just looking at homes is one thing but when you know you're ready to buy, a REALTOR® will help you prepare to be ready to help facilitate whatever the current market is experiencing.

Why get qualified for a loan first? Pricing is not the only reason to get qualified for a loan. There are many other variables of the loan program you choose that your REALTOR® needs to know in order to appropriately advise you. Your loan officer,  REALTOR®, and you should all get a game plan prior to scheduling homes to view. Even getting proof of funds if you're paying cash will be required and highly beneficial in getting your offer accepted so, be prepared so you don't lose the house to a prepared buyer that came along just in time to take the house you wanted.

   How many of the people you know:

• Have had an increase in family size in the past year?
• Have children who have left home recently?
• Are living "below or above their means?
• Have lived in their same house 7 years or more?
• Have had their employer/company expand or downsize in the past year?
  
• Have received a substantial inheritance?
• Are getting married?
• Are recently divorced or getting divorced?
• Have a dream for for investment property?
• Have a dream to live "anywhere"?
  

There are free services I can offer for anyone with real estate needs or wants such as: 

• Daily updates of homes that match your home buying criteria
• Recommendations of reputable lenders to shop for a mortgage loan
  
• A Referral to an expert realtor in the another area located anywhere nationwide
  
• Market evaluation for sellers to determine what your home may currently sell for

After you've successfully completed a transaction through with me at RE/MAX Casa Grande, you will have all the "Perks" of being our client as well.

• Free use of our fax machine
• Free use of our copier (reasonable copies, please)
• Recommendations for repair/service people
• Free Market analysis for insurance or resale
• Free notary services (please call to schedule an appointment)
• Free local use of our moving van (please call for availability)

Who does the HOA (Home Owner's Association) of a subdivision try to collect the outstanding past dues from when the owner forecloses on their home? Unfortunately, some are trying to collect from the new home owner. I have had buyers come to me with this situation so I suspect there are more consumers facing this issue.

It usually comes in the form of a letter to the new homeowner stating that now that they are the new owner of the home, they are the new owner of the past due HOA fees as well. This is not true. Do not pay off an HOA delinquency that doesn't belong to you.

The HOA should not be contacting the new home owner regarding old dues. In fact, during the escrow period of the transaction to purchase the home, the title company requires the HOA to provide an updated statement of all dues which are to be disclosed on the settlement statement prior to closing on the purchase of the home.  Any dues, costs or fees which arise after the new buyer takes possession of the property, is the responsibility of the previous owner or the HOA for not providing an accurate statement.

A.R.S. 33-1807 (B). At a foreclosure sale, all liens subordinate to the mortgage, including delinquent HOA fees, are generally extinguished.  The lender nor the new buyer of the home are responsible for delinquent HOA fees. The delinquent HOA fees follow the owner, not the property nor it's new owner(s). The HOA's only recourse is to pursue the previous owner to collect their past due fees.

1. Reduce- This may be the hardest to adopt. Minimizing how many resources we consume is the foundation for living a greener lifestyle. What are some ways to help reduce waste?

• Turning off lights when you’re not using them and use energy efficient light bulbs.
• Check to see if your power companies offers energy efficient usage plans and energy saving tips.
• Shut down your work computer at the end of every day.
• Do away with running water while you're brushing your teeth.
• Buy products that contain environmentally friendly packaging.
• Instead of buying something you're not going to use very often, see if you can borrow it from someone you know.
• Try to reduce car use by carpooling, taking a bus, roller blading, riding a bike or walking.
• Use a computer. Many newspapers and magazines are online now.  Print only what you need.
• Opt out of getting junk mail that you just throw away.

Reducing helps conservation efforts, decreases landfull waste and energy use which results in a cleaner environment. Striving for better choices helps conserve our natural resources.

2. Reuse- Can you repair something damaged? Can you donate something you're finished with? Before you "trash" something, think of how you might get more out of it.

• Use silverware and dishes that can be cleaned and reused instead of plasticware, styrofoam or paper plates that get thrown away.
• Store food in reusable containers. 
  
• Metal cans and plastic containers can be used for storing items.
• Donate clothes, furniture, toys and "garage sale items" that didn't sell.
• Turn old shirts into pajamas or cleaning rags.
• Some supermarkets recycle plastic shopping bags. Turn yours in. Better yet, bring your own cloth shopping bags for your groceries.
• Many junk removal companies donate items to charities, repair items, and recycle.
• Use all writing paper on both sides.

3. Recycle- Make new products out of old products and buy products that contain recycled materials. Recycling reduces the amount of garbage thrown away by 25%-50%.

• Composting kitchen waste is healthy for the soil therefore enhancing plants in your landscaping and less waste will go into the landfill.
• Check your state's Department of Environmental Quality for recycling programs.
• Check to see if your city has a recycling program you can participate in and aks for a list of what they recycle.

Check out websites dedicated to going green. The Green Guide  Tree Hugger  The Daily Green  Going Green

Best wishes in your attempts to master the art of being green.

What makes Casa Grande, Arizona so desirable? At an elevation of about 1395 feet, Casa Grande is strategically located at the intersection of two major interstates, I-8 and I-10. It's just 45 minutes south of the Phoenix Airport and an hour north of Tucson. Casa Grande is a smaller community and housing is more affordable than the two bigger cities. However, the previously known as "bedroom community" is growing fast as you will see in some of the links below as you get to know Casa Grande, Arizona. 

Active Adult Communities-(*Register you & your realtor*) Mission Royale, Palm Creek, Ironwood Village, Villa de Jardins, & nearby Robson Ranch.

Arizona Builders in Financial Trouble- List of Arizona developers & home builders with projects in foreclosure, recorded liens or general financial trouble.

Assisted Living Communities- Cypress Point Apartments, The Garnet and The Villas by Mary T.

Chamber of Commerce -Find out more about local businesses.

City Commercial Developments- What businesses are being built in the City of Casa Grande?

City Data- Search housing statistics, demographics, crime rates, weather, local government, taxes and more.

Crime Map- The Casa Grande Police Department Crime Map shows information on burglary and auto theft crimes.

Elementary Schools- This link is temporary until the district site is up and working again.

Flood Risk Profile- Determine if the home is a flood risk and find an insurance agent servicing the area.

Golfing- Including tee time specials.

High Schools- List of High Schools that service Casa Grande.

Local Newspapers- Choose which newspaper publication to view.

Promenade Mall- Location and list of services.

Senior Center- Adult center classes, clubs and more.

U.S. Census Bureau for Casa Grande- Social, economic and housing characteristics.

Weather- Local weather conditions

I have often said to throw some of your common sense out the window when buying or selling real estate because your common sense may conflict with that of the other party only causing negotiating problems. Furthermore, when you are ready to buy or sell, it is Murphy's Law that your crystal ball will be broken. In this volitile market, there were so many important topics that I had a hard time chosing one to focus on this time. So, here's some articles from other real estate experts I've chosen to share so that your common sense or crystal ball don't get the best of you in today's market.

5 biggest real estate myths. Real estate expert says Phoenix market hit bottom. Will you miss the curve & be buying on the rebound?

According to the National Association of REALTORS®, home sales have increased. largest More buyers have taken advantage of the housing market conditions of affordability, supply of inventory, low interest rates and housing tax credits. 

Economic Indicators, Home Sales Rise. The decline in home sales is the largest year-over-year drop in records going back to 1968.

Please leave comments about other articles you may have come across as well.

Seller's Beware!!! There are many realtors out there that will list a short sale for you but they don't know about a possible deficiency judgment against the seller after the home has been sold. Furthermore, they don't explain the possible afffects a short sale has on your taxes and credit.

What is a deficiency judgment?

The difference between the mortgage balance and the discounted amount will be the total that the lender may seek a deficiency judgment againt the seller who sold their home "short" of what they owed on their mortgage.  If granted, this judgment may affect the homeowners and their credit report just as any other judgment. Likewise, the same judgment can be sought after if the homeowner has let their home go back to the bank and the bank sells it at auction for less than what was owed.

What is a 1099 on a short sale?

A 1099 is given to homeowners as a result of income they've received from the sale of their home. For example, if the bank is owed $100,000 and agrees to accept $75,000 for a short sale, the homeowners actually made $25,000 (the short sale amount). Therefore, the homeowner can receive a 1099 for that amount.

Can these consequences be avoided?

Results may vary by state. Speak with a local accountant on how a 1099 may affect you. Speak with a local realtor and or attorney on how a deficiency udgment may affect you.

In Arizona, AZ statute 33-814, subsection G covers deficiency judgments. In Pinal County, Arizona, listing agents with The Yost Group at RE/MAX Casa Grande specialize in short sales.
 
Here's an example of a short sale negotiation currently taking place between a bank and a lisitng agent on behalf of the seller.

The agent received approval from the first mtg on a short sale, but the letter of approval said that they were releasing the property only (and reducing the balance) but not releasing the homeowner from the debt.  The letter said that by signing the agreement, the homeowner would still be responsible for the difference.  There was a second mortgage for $10k  and it is an equity line taken out after the home was purchased.  The second will settle for $2500 but will go after the balance with a deficiency judgment.

AZ law provides for NO deficiency judgments on purchase money mortgages, meaning a mortgage used to purchase a property for a single family home on 2.5 acres or less.  So, the first mortgage lender does not have the right to pursue a deficiency judgment.  However, the second mortgage was placed after the purchase so that is a full recourse note, meaning they can go after the homeowner for the difference. Now if this had been an 80/20 loan when they first bought the home the second would also not be able to get a deficiency judgment.  That gave the listing agent a reason to push the bank holding the second mortgage even harder in this type of a situation. The second mortgage company is in second lien position, meaning they will wind up with nothing and no recourse if the first mortgage forecloses.
 
The listing agent contacted our attorney who said to NOT have the seller sign the letter from the first mtg holder, which specifically says the homeowner will be responsible for the difference.  The lisitng agent is going to call that first mortgage holder and remind them of the statute and NEGOTIATE.  She is going to explain that we are in a declining value situation and by taking this as a short sale they will receive more money than waiting to foreclose and putting it back on the market.
 
This situation provides one more example of why the listing agent must be super knowledgeable about short sales.  A typical agent would have accepted what the bank is telling them and the deal would have fallen apart.  The listing agent must be able to negotiate with the lender by knowing the market, the state laws and being able to convincingly demonstrate the information in a helpful, supportive way.

Keep in mind that there is hope for short sales now that a new light has been shed on them. My office has more extensive information on short sales through our website at www.YostHomes.com including a foreclosure/short sale comparison chart that shows the differences on how each impacts your credit in the future.  This is definitely worth viewing if you are unable to continue making your payments.  We have a frequently asked questions section.  Follow this link for more information on Short Sale FAQ's . My blog about "Buying a Short Sale" gives some insight about a buyer's perspective on short sales if you're interested as well.

What's a Buyer's Agent? When an agent works with you to buy a home, that agent is acting as a buyer's agent. Do you know if this agent was just working with a seller as a seller's agent prior to switching hats and meeting with you as a buyer's agent? Do you know if your realtor is someone who understands the problems, has the solutions and spends 100% of their time working with buyers, or  if they're a jack of all trades trying to work with buyers, sellers, and everything else in between?

Why is a team beneficial? Getting an agent who has a team means you have more eyes looking out for you, more people available for you, and communication on a regular basis. Each team member applies their specific strengths and experience to provide you superior service and results than you could ever expect from a single agent or simple partnership.

Who's interviewing who? Realtors have the luxury of choosing how they do business and who they do business with. As a buyer, you have the same luxury. When interviewing realtors, do you feel as if you are being interviewed as well. Only agents that know what they are doing will interview you to determine what stage of the process you're in and where to guide you from there. Your realtor is there to give you the facts and figures necessary for you to make a wise decision. Your first meeting with your realtor should be a mutual interview so you both feel comfortable and decide together on how you're going to continue the process.

Who's in charge? You will be making all the decisions. If you're able to articulate your wants and needs your agent will be able to make the most of your time. Don't be surprised if you find the home you want to buy within the first few homes you view. If you're walking through a house you like and your agent doesn't ask you if you'd like to buy it, ask yourself. You may surprise yourself with an answer. That question seems to make you aware of how interested you really are.

It's almost like building a home. If you had one individual who had to come in, clear the ground, put in the foundation, do the framework, electrical, plumbing, finish carpentry, and paint- it would take forever and there would be too much room for error. In real estate, if one individual had to return calls, arrange advertising, go on listing appointments, show buyer's homes, coordinate inspections and closings, there's just too much to get done in such little time. Now does it make sense to choose an agent that specializes working with buyers and has the staff and systems to provide proficient service necessary for such a life changing investment?

What's in it for me? This is a question we all ask ourselves. Anyone who owns a home or thinking about purchasing a home in this market is asking themselves what this market means to them. Here's some perspective for you in the questions below. Each question get harder as we go. Please watch 60 Minutes' Mortgage Crisis Video then continue to read and share your thoughts.

What's in it for Buyers? Although you may never buy at the very bottom, you can buy right and do well over time. There's an opportunity in every market and this one goes to the buyers. We have been in a buyer's market and will continue to be in a buyers market according to the chart in the video.  Nobody can perectly time the market. We know what market we're in when we're in it. Buying at any point in a buyer's market is better than missing the chance on the curve back into a seller's market. More often than not, when you ask yourself, "Have prices dropped enough for me to make a sensible purchase?", you're already in the safe zone where the answer is yes. Not everyone can qualify for a loan right now and as the banks take on more foreclosures, do you think they will be tightening their lending standards making it harder to qualify for a loan? Although you aren't going to know how quick the curve to a seller's market will be, it is a buyers market now. Interest rates are low and lenders have more sensible loans to offer now. Are you willing to risk waiting to see what the future holds?

What's in it for sellers? Unfortunately, some sellers were taken advantage of when they were buyers in a seller's market where mortgages were easy to qualify for and handed out sporadically. Many could qualify for more than one home whereas, those same people would not have qualified for as much under the current lending standards. Fortunately, the overabundance of homeowner's foreclosing on those loans are being offered help. There are many options for homeowners in fear of defaulting on their loan(s) or worse yet, losing their home. Of course, consulting with your lender(s) is the first step. You may even want to check with a loan negotiater to help you. Be aware that these types of "professionals" are coming out of the woodworks due to the demand for them. Be sure to do some research first. With any luck, you'll be on your way to modifying your loan so you can keep your home. If you find yourself in need of selling your home short of what you owe on your mortgage(s), consult a realtor with a designation as a (CDPE) Certified Distressed Property Expert. Do not try to buy another home and walk away from your current property. That is called a "buy and bail" and you may be pursued for committing fraud.

What's in it for the mortgage companies? The mortgage companies contributed to this mess by offering such unrealistic loans to begin with. Loan officers are not required to be licensed in many states. I never understood this in a business where consumers hand over their personal information such as their social security number. Realtors don't take such information and we're required to be licensed as we should be. I personally think this is the mortgage companies' opportunity to take a good look at how they contributed to this crisis and make some changes to how their business is operated. The strong are going to survive in this market, thus, gaining such the reputation. This is their chance to make things right.

An Ounce of Maintenance is Worth A Pound of Repairs

When was the last time you gave your house a check-up?

Cars need to be serviced every five thousand kilometers or so, but your home doesn't exactly have an odometer. That's why it's important to put it on a regular inspection and maintenance routine. By tackling this seasonal and monthly outline of specific tasks, you can keep your household running safely and efficiently all year long.

Spring / Summer

Exterior:

• Trim trees and plants away from your home, including the roof
• Clean and remove debris from gutters and downspouts 
• Examine and repair caulking of the windows, stucco, and trim
• Examine paint on siding, trim, and doors (paint is essential for protection)
• Clean shade screens 
• Examine roof for loose, cracked, or missing shingles/tiles
• Get your water tested by a pool company at the beginning of the season
• Have septic tank pumped

• Inspect sprinkler system operation and adjust timing as needed

Interior:

• Examine and repair caulking at the windows for weatherization and insect control
• Close the chimney damper to improve air conditioning efficiency
• Clean and wax or oil cabinets to protect the finish
• Examine weather stripping on exterior doors and windows to reduce energy costs
• Clean fireplace/chiminey
• Examine bath tile grouting to prevent moisture damage
• Lubricate and adjust locks, hinges and latches
• Examine window locks for proper operation
• Lubricate garage door roller shafts, wipe down tracks with dry cloth and tighten bolts
• Examine cabinets, drawers, and hinges for proper alignment
• Clean dryer vent duct and damper to remove any lint buildup or obstructions
• Have your a/c or heat pump, and/or evaporative cooler cleaned and serviced by a qualified technician

Fall / Winter

Exterior:

• Clean and remove debris from gutters
• Adjust sprinkeler system operation and timing as needed.
• Reseed the lawn for winter grass
• Rinse off A/C compressor/condesing unit coil
• Drain and clean evaporitive cooler
• Drain hot water heater
• Check Auto Garage door sensors for safety adjustments needed
• Consider covering your pool when not in use

• Interior:
• Turn on your furnace to make sure it is in proper working order
• Inspect and repair caulking in sinks, tubs, showers, thresholds, walls, windows and all interior areas
• Check the fireplace and open the damper of the chimney before first use
• Clean and wax all kitchen and bath cabinets and paneling
• Call your electric company to do an energy audit
• Check hoses on washer, refrigerator, and dishwasher for deterioration

Monthly List of "To Do's"

• Test your smoke detector by pressing the button to be sure it beeps or rings loudly. Replace batteries as needed.
• Change your heat pump and or a/c unit filters
• Check the salt level in your water softener
• Drain the holding tank for your R/O system and it to refill
• Treat home for insects as needed. This will also help mitigate scorpions
• Have a professional test your pool water