louisville: Crawl Space Problems Often Originate From High Above - 06/25/18 01:48 PM
When there are moisture problems below the house, the problem usually originates from higher above. Proper preventative maintenance can save the homeowner many thousands of dollars of repairs later on.
Prolonged moisture in the crawl space provides ideal conditions for the growth of mold and the deterioration of wood.
Mold and wood damage can also cause the home seller to lose thousands or tens of thousands of dollars of home value.
 Common sources of water intrusion to the crawl space include;
Damaged gutters or improperly installed gutters causing water to spill out of the gutters to the ground near the foundation. Damaged downspouts or … (8 comments)

louisville: Intricate Green Yard Art Beautifies My Home - 11/12/17 07:59 PM
It is art. It's organic. It's natural. It's beautiful. It's pristine. It just shows up in my front yard every year.
These are the green leaves that are in a hurry. They don't have the patience to turn bright yellow, to dry up and to hopelessly cling to the twigs and limbs that brought them to life. Nope. They just leap to the ground with the first Louisville autumn wind to weave a green tapestry blanket that covers and protects the grass and soil below from the imminent cold and snow.
Nature in harmony. Right in my front yard, and probably in your front … (6 comments)

louisville: Enjoying Retirement Activity in Louisville KY - 10/31/17 11:55 AM
You worked hard your whole life, now it's time for some fun and relaxation.
What to do that is both fun, relaxing and healthy?
How about safe bicycling?
This wonderful couple was spotted in the established Bon Air Estates subdivision of Louisville.
More power to this power couple!
To find a home in Louisville that meets your needs, your wish list and your budget, call
Dave Halpern, Realtor
Dave Halpern Real Estate Group
Keller Williams Realty Louisville East Cell (502) 664-7827eFax (502) 554-9607www.Dave.SellBuyLouisvilleHomes.com 
Submitted to 2017 Activerain Photography Contest, category Real Life / Best use of filter or special effect
Photo taken with an iPhone, set on "Live", then edited with the "Long … (15 comments)

louisville: This Could Be Your Backyard in Crestwood, KY - 10/26/17 05:38 AM
This could be your backyard.
This isn't just a place to live, this is a lifestyle.
Simplicity, charm and serenity come to mind when you chose to live in picturesque Crestwood, KY. Just minutes from downtown LaGrange and a short drive to all Louisville has to offer, Crestwood has pastoral rolling hills and beautiful homes tucked away on idyllic lots.
Imagine coming home from the hustle and bustle of a day's work to nature's work of art. If you want to live in tranquil Crestwood in Oldham County, call me at (502) 664-7827. Together we will find your beautiful hideaway.
Dave Halpern, Realtor
Keller Williams Realty … (20 comments)

louisville: Lead Based Paint In Louisville Homes - 08/20/17 07:13 AM
The risks of lead based paint are real, and some older neighborhoods in Louisville have a higher likelihood of harboring the problem.
Picturesque neighborhoods such as Clifton, Crescent Hill, Germantown, Highlands, Old Louisville all have houses built in the early 1900's. Portland, the West End, Downtown, NuLu, Limerick, Churchill Downs area, all have the risk of lead based paint.
You don't even have to have lead based paint in your home to be susceptible. If your neighbor's home, or nearby homes, have, for example, wood siding with chipping paint, you and your family are at-risk. The paint chips or lead dust can be tracked … (10 comments)

louisville: Problems With The House? Yeah, Go Ahead And Disclose - 04/14/17 05:41 PM
Dear Seller,
Did the basement leak? And you know it? Disclose!!!
Is the fireplace missing a flue damper? Is the chimney missing a cap? And you know it? And you got a bid to fix it? Last year? And you're not disclosing it now? Disclose!!!
Is there termite damage? And you know it? And you're not disclosing it? Disclose!!!
The seller disclosure is there for a reason. Read the preamble to the seller disclosure form. You are obligated to disclose. Don't try to outsmart the system. It will backfire.
The buyer's home inspector will find these defects and you'll lose everyone's trust. You'll end up fixing or … (6 comments)

louisville: Plumbing Problems in Older Homes in Louisville - 12/23/14 02:18 PM
Louisville KY has many historic neighborhoods such as Highlands, Original Highlands, Germantown, Butchertown, Clifton, Crescent Hill and more. Within and underneath beautiful historic homes are plumbing materials that simply do not stand the test of time. 
Brass, galvanized steel, copper and cast iron have projected life spans of decades. That's a long time, but decades eventually pass. 
Before buying a home that id fifty years old or older, the buyer must pay careful attention to the plumbing.
Check the seller disclosure for disclosed plumbing problems.  Make sure your home inspector thoroughly check for leaks, stoppages, slow draining … (11 comments)

louisville: Choosing The Location of Your Next Home in Louisville - 11/28/13 11:15 AM
The location of your next home should consider;
Distance to work
Traffic patterns
Recreational and hobbies; Do you want to be near parks, bicycle paths, jogging routes, hunting grounds, stadiums, etc.?
Do you have children? Do you bus kids to and from schools, friends, activities?
Make sure to work with a Realtor who will analyze your needs and match homes that best fits your life style.
Looking for a home in Louisville? Call Dave Halpern at (502) 894-9194.
I am at your service.

louisville: The Benefits of Working with The Dave Halpern Real Estate Group - 08/22/13 03:00 PM
Check out our new website Dave Halpern Real Estate Group in Louisville
About Dave Halpern:
Most importantly, I care about helping you avoid foreclosure. Track Record! I successfully close dozens of short sale listings each year Enthusiastically satisfied clients – I have many testimonials Capable Trained Experienced Organized Systemized Has full team of four that negotiates and processes short sales Again, most importantly, everyone in our organization cares about helping clients avoid foreclosure. Our goal is to help you get the house debt out of your life and have your lender forgive any deficiency, in writing! We have helped many sellers … (0 comments)

louisville: A Truck With a House - 07/21/13 02:29 PM
This sharp looking truck shows pride of ownership. The house does, too. We live in a great country that enables people to express their passions and display them proudly.
Ironically, the truck looks almost bigger than the house. There is a reason they're called monster trucks. The license plate reads 2BIG4U.
The picture was taken in Fairdale, Kentucky, a suburb just south of Louisville.


louisville: Is Your HOA Destroying The Value of Your Home? - 03/16/12 11:21 PM
Homeowners should make a point to understand what their Home Owners Association (HOA) is doing, especially in arena of dealing with salvaging fees from homeowners in foreclosure.
ZERO Recovery Forever Instead Of Thousands Now
Some Homeowner Associations prefer to get ZERO dollars if the house goes to foreclosure rather than thousands of dollars NOW in a short sale.As a short sale Realtor, I have gotten foreclosing lenders to pay thousands of dollars to cover settlements on large delinquent HOA balances. However, some HOA's have all-or-nothing "no-settlement" policies. The HOA wants every cent including legal fees or let the house go to … (29 comments)

louisville: Older Houses, Time Capsules and Tight Driveways - 10/08/11 02:58 AM
With the charm of older neighborhoods comes the charm of yesteryear's amenities such as coal shoots in the basement and driveways and garages just wide enough for a horse and small carriage.
The allure of living in a time capsule. The result of the clash of eras can be seen here.

Taken in the historic Clifton neighborhood in Louisville, KY.

louisville: Imagine your life without that crushing mortgage debt - 08/26/11 03:18 PM
Behind on payments? Owe too much on your house? Can't afford commissions?
There is hope.
You have options.
You don't have to lose your house to the bank.
You can sell it for less than you owe.
The bank calls it a "short sale". They accept an amount short of what you owe.
In most cases your lender forgives the shortage and you don't have to pay it back. It is forgiven. Your lender puts it in writing.
This is real.
Your lender pays your closing costs and Realtor commissions.
Please call your lender and ask for the short sale department, … (3 comments)

louisville: Short Sale Listing Realtors and Buyer's Loan Officers Should Learn What Each Other Do - 06/19/11 11:43 PM
"Why is it taking so long?" asks the buyer's loan officer of the short sale Realtor.
"Why is it taking so long?" asks the short sale Realtor of the buyer's loan officer.
They both ask the same question. How ironic.
In the spirit of cooperation, I will pose a request at the end of this post.
The loan officer officer has a buyer who is like a finely tuned athlete ready for a triathelon, but that tuning may not last
The credit is where it needs to be, for now. The job stability passes the test, for now. Debt ratios … (5 comments)

louisville: New Construction on a Bad Lot Could Lead to Foreclosure - 05/23/11 04:48 PM
Many sellers wonder why their house isn’t selling even though their neighbor’s houses sell for more money and faster. These houses often have inferior lots.
Postage stamp size lots surrounded by larger lots. Unusable or dangerous sloping backyards. Houses that back up to massive buzzing electrical transformers, that didn’t exist when the neighborhood was under development. Driveways that are nearly impossible to navigate. Lots that excessively retain water. Houses that have virtually no road frontage, compared to neighbors who have ample road frontage. Houses that have dismal views compared to their neighbors who have spectacular views. Houses on narrow and winding … (3 comments)

louisville: The Biggest Loser – Of Mortgage Debt - 05/17/11 04:33 PM
Okay, call me nuts. I find inspiration about helping sellers avoid foreclosure in the weirdest pIaces.
I’m not a big fan of reality TV shows. Most of them do not reflect reality at all. I usually channel surf right over them. This time I was vegging out after a very long and tiring day and couldn’t find the remote. So I ended up watching an entire episode of “The Biggest Loser” where contestants compete on how much weight they can lose.
The contestants were telling their story about their excess weight;
Too much to bear Needed to feel normal again Had … (1 comments)

louisville: Does the Playground Equipment Stay with the House? How To Avoid Disputes - 05/16/11 04:44 PM
Realtors, buyers and sellers should be very specific about what stays with the house.
In real estate sales sometimes each side can interpret differently what stays with the house and what does not. It’s always better to avoid a dispute than win one.
Disputes can arise over;
Which appliances stay? What is considered attached to the house? Can expensive light fixtures be taken out and replaced with basic fixtures? Is home theater equipment expected to remain? Do sheds and mini barns remain? How about above ground pools and the sand pit left behind? Ponds and the hole left behind? Outdoor playgrounds? … (6 comments)

louisville: Short Sale When Only One Spouse Is On The Loan - 05/11/11 12:46 AM
Sometimes loans were made with only one spouse on the loan. What happens to the non-borrower spouse when a house goes into foreclosure or sells at a short sale?
If someone is not on the loan a short sale should not impact their credit or ability to obtain future loans. This should be verified with an attorney and a mortgage broker.
First of all, how did it happen that only one spouse is on the loan? Possibilities include;
One spouse had better credit than the other and enough income to qualify for the loan. One spouse already owned the house and … (1 comments)

louisville: The Foreclosing Lender In a Short Sale Can Counteroffer Whatever They Want To - 05/04/11 11:47 PM
There are two stages of acceptance in a short sale. First the seller accepts the buyer’s offer, then the short sale lender has to accept the offer. The lender may counter in many ways;
There is a possibility that the lender will respond with a counter offer HIGHER than the price that the Buyer and Seller agreed upon.  Since the lender rarely advises on a list price prior to the listing, there is even a possibility that the lender will respond with a counter offer HIGHER THAN LIST PRICE. In fact, the lender often responds with a counter offer HIGHER THAN … (4 comments)

louisville: What Are The Main Reasons Short Sales Fail? - 05/02/11 11:49 PM
What Are The Main Reasons Short Sales Fail?
A skilled short sale expert Realtor can close a high percentage of short sales. However, some short sales will not close. Here are the main reasons short sales fail:
The second mortgage companies dictate terms that are impossible to meet. The foreclosing lender gets unreasonably high opinion of value from an appraiser, regardless of actual lower market value. The foreclosing lender insists on getting a price that is higher than reality. The foreclosing lender says they will get reimbursed more by the insurer or backer of the loan if the house goes to … (4 comments)

Dave Halpern, Louisville Short Sale Expert (Dave Halpern Real Estate Agent, Inc., Louisville, KY (502) 664-7827)

Dave Halpern

Louisville Short Sale Expert

Louisville, KY

More about me…

Dave Halpern Real Estate Agent, Inc., Louisville, KY (502) 664-7827

Address: 1230 S. Hurstbourne Lane, Louisville, KY, 40222

Office: (502) 664-7827

Mobile: (502) 664-7827

Email Me




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