real estate agent: 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.

real estate agent: 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)

real estate agent: Why Should Buyers Bother To Buy A Short Sale? - 09/04/11 12:59 PM
Should buyers bother to buy a short sale? Yes.
Here’s why;
House values are not going up with consistency, yet.
It Costs Money To Resell a House.
If You Buy Today, How Will You Pay Resale Closing Costs Later?
Buyers know that buying a house is not automatically a successful investment anymore. If the market stays level for years, buyers need to buy now at a discount just be safe later, so they won’t have to bring money out of pocket when they sell.
Short sales in general sell for a somewhat of a discount off market value. However, no one … (6 comments)

real estate agent: When Should The Buyer Of A Short Sale Lock In An Interest Rate? - 06/16/11 08:59 AM
The problem: An interest rate lock costs the buyer substantial non-refundable upfront money. The money will be lost if the house does not close on time. Yet, short sale timelines are long and unpredictable, to say the least.
What should all parties do in a short sale, as it relates to rate locks?
The listing agent should:  
Disclose in writing to the buyer, the buyer’s agent and the buyer’s loan officer that the short sale may take months and there is no guarantee of approval. Disclose in writing if the buyer locks in a rate it is at the buyer’s … (5 comments)

real estate agent: Quitclaiming Your House to Your Ex-Spouse Could Tie Up Your Credit for Years - 06/10/11 01:13 AM
Your credit could be tied up for years if you quitclaim your ownership interest of the house to your spouse or ex-spouse. This could hurt you even if you maintain excellent credit. This future impact may be overlooked in a divorce agreement.
Credit Score and Debt Ratios are Two Separate Issues
There are two separate issues at play here;
The impact of your mortgage payments on your credit The debt load a future lender considers safe for you as a new borrower The Impact of Your Mortgage Payments on Your Credit
Even if your ex-spouse makes perfect payments on the mortgage, … (55 comments)

real estate agent: Mortgage Hope is Important But Facts Should Not Be Ignored - 06/04/11 06:09 AM
If your mortgage payments are unsustainable YOU NEED TO GET RID OF YOUR HOUSE.
Hanging on too long to a lost cause will just clean you out financially and emotionally.
I know this sounds harsh, but I can't even count how many times sellers told me they wish they had met me years earlier. They wish they would not have hung on so long. These are compassionate words, coming from others who walked in your shoes before you.
I help dozens of families each year avoid foreclosure by negotiating a short sale with their lender. The lender lets the house sell … (2 comments)

real estate agent: Divorce With One Spouse NOT on the Loan - How Does Short Sale Or Foreclosure Impact Credit? - 05/21/11 04:18 AM
Many times one of the divorcing spouses is NOT obligated or liable for the loan and therefore their credit may not be impacted. I'm referencing obligation to the lender, not obligation under the divorce agreement. Sometimes one of the spouses did not have had good enough credit while the other spouse had strong enough income and credit to qualify for the loan by himself or herself. Other cases could include a house and mortgage that was already in a spouse's name prior to the marriage. This is vital to know in a short sale situation.
How does a foreclosure or short … (2 comments)

real estate agent: In a Divorce Can I Short Sale My House To My Spouse? - 05/09/11 11:09 PM
In a divorce situation there are often contradictory needs that cannot be fulfilled at the same time.
One spouse wants to remain in the house, especially to preserve the children’s habitual residence. However, the new financial situation may render the monthly mortgage payment unaffordable and there may be more owed than the house is worth.
A short sale is viable way to sell the house and get rid of the mortgage. The lender lets the house sell for market value, even if it generates an amount SHORT of the payoff.
This sometimes leads to the question:
Can one spouse short sale … (2 comments)

real estate agent: Divorce - Mortgage Payments Too High and Owe Too Much to Sell. What To Do? - 05/08/11 02:03 AM
How about getting rid of the mortgage debt altogether via a short sale? Let’s explore.
Dividing the excess home equity in a divorce used to be a primary point of contention. Today it seems that dividing the debt is a primary issue.
Millions of homes nationwide have “underwater mortgages” meaning more owed than the house is worth. Leaving that debt in place is fraught with peril.
What if I deed my house to the other spouse?
Remember, no matter what the divorce agreement says, the parties who originally signed their obligation on the existing mortgage debt remain personally liable to repay … (2 comments)

real estate agent: 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)

real estate agent: When a Short Sale Gets Your Debt Forgiven - 05/02/11 12:09 AM
One of the biggest fears of borrowers facing foreclosure is the bank’s right to pursue them for the difference after the foreclosure is done.
A Short Sale May Relieve You Of All Obligation on the Debt
Many borrowers do not realize that a short sale could lead to full forgiveness of the deficiency. That means the borrower can put the debt behind them and never have to worry about paying any of it back.
In a short sale the lender lets the house sell for an amount SHORT of the payoff.
A short sale provides the possibility of “forgiven debt.” If … (3 comments)

real estate agent: Imagine yourself without crushing mortgage debt - A short sale in Louisville can get you there - 04/24/11 09:28 PM
You bought a house some years ago. Paid market value, just like everyone else.
Life happened; Job transfer, job loss, illness, divorce.
You tried to sell your house but couldn’t because values collapsed, no fault of your own.
You now owe tens of thousands of dollars more than the house is worth.
What to do? Consider a short sale, it is common nationwide and in Louisville.
What is a short sale?
A short sale occurs when a house sells for an amount short of the full amount owed to the lender. Hence the word “short” in short sale.
What happens to … (1 comments)

real estate agent: How long does a short sale take? Depends on these 11 variables - 03/12/11 06:34 AM
I’m often asked by clients and by other Realtors “How long does a short sale take?” I would like to give a concise answer, but alas, there isn’t a reliable one. The concise answer is too broad; “3 weeks to 3 years, depending on variables.”
(1) Who’s backing the loan?
FHA, VA, FNMA, Freddie Mac? They all have their different timelines and flaming hoops to jump through. Those flaming hoops eat up calendar time.
(2) Does the lender we’re negotiating with own the loan?
Does the lender own the loan or are they servicing it for someone else, like a pension … (44 comments)

real estate agent: Seller's Responsibilities In A Short Sale - 03/01/11 02:27 PM
Your Realtor is diligently helping you with the short sale of your house. The Realtor will be doing the "heavy lifting" with your lenders. However, it is vital that you, the seller, provide assistance when necessary.
Help your Realtor help you.
Your Realtor will be performing dozens or hundreds of extra tasks that don't exist in a non short sale transaction.
The seller needs to provide timely response in the following areas:
Getting financial documents from you that the lender requires. Price drops. If the house is not generating many calls or requests for showings, or if there were many … (3 comments)

real estate agent: Who Falls Behind On Their Mortgage Payments? - 02/21/11 12:22 AM
Who Falls Behind On Their Mortgage Payments?
Good, honest, hardworking people!
Overwhelmed by other life events, such as health reasons or divorce. Adjustable rates crushing them. Vanishing equity but need to sell. Business owners whose businesses got ground up in this unrelenting economy. Homeowners whose jobs got eliminated. Rising prices of consumer goods taking from the family budget. Gasoline prices ravaging the family budget. Landlords with non-paying tenants who milk the system and destroy the property.
Sellers in foreclosure should be treated with the utmost respect. Many had perfect credit before they got caught in this national foreclosure crisis.
A … (5 comments)

real estate agent: When The Agent for the Buyer Asks You If The House Will Pass FHA - 02/20/11 08:17 AM
I am a Realtor and I list short sales for overleveraged clients, often behind on payments.
Their houses aren’t always in tip top shape.
Buyer’s agents often ask me if the house will pass an FHA inspection.
Our response is tendered as politely and professionally as possible, however our answer is a definite “We don’t know!”
Then we elaborate some more. We are not FHA inspectors. We do not and cannot know all the FHA rules. The rulebook is vast and complex and only certified FHA inspectors can answer the question.  The rules change like leaves blowing in the wind.
We … (3 comments)

real estate agent: Can I Stay In The House While A Short Sale Is Being Done? - 02/19/11 03:25 PM
Can you stay in the house while a short sale is being worked out with your lender?
Yes! Actually, your lender usually prefers you stay in the house, even if you are not paying the mortgage.
Why Does The Lender Want You Stay?
If you stay in the house, you are protecting the house, which means you are protecting the lender’s investment.
Here’s how you help the lender by staying in the house:
You are keeping the heat on, thereby protecting the house from freezing pipes and water damage. This is very important in the Louisville, KY area. You are keeping … (39 comments)

real estate agent: Can the Issuance of the 1099-c be Negotiated with the Short Sale Lender and Does It Matter? - 02/13/11 08:36 AM
Isn’t the short sale lender obligated to report canceled debt to the IRS? Isn’t the borrower obligated to report canceled debt even if they didn’t get a 1099-c?
In a short sale, the lender allows the house to sell for less than owed. The short sale acceptance letter usually specifies if the shortage is forgiven or if the lender reserves the right to pursue the borrower for the deficiency.
The vast majority of short sales I have negotiated for clients in Louisville KY result in full and final forgiveness of the shortage. The lender issues the borrower a form 1099-C. The … (1 comments)

real estate agent: Seller says: I tried loan modification, they screwed me, they had their chance and blew it - 02/09/11 10:07 PM
Borrowers are angry and bewildered by the loan modification process. Many of my short sale clients previously tried to modify their loan. They were plagued with denials, large lump sum payments, HIGHER payments instead of lower payments, and other tribulations.
Just the other day a seller who I am helping with a short sale told me “I tried a loan modification, they screwed me, they had their chance and blew it.”
Borrowers are trying to do the right thing for themselves and for the bank
A successful loan modification:
Keeps the borrower in the home Reduces the bank’s losses Helps the … (131 comments)

real estate agent: The Importance of the Offers That Come In During The First 14 Days of the Listing - 01/15/11 07:50 AM
The early offers in the first 14 days of the listing represent the pent up demand for that particular house style, neighborhood and price range.
Current Pent Up Demand vs. Future Buyers Trickling In.
There is a certain number of buyers currently in the market for your house. As soon as your house hits the market, those buyers and their Realtors quickly review your house, either by internet or by walking through the house. If the pent up demand rejects the house and its price, everyone has to wait for new buyers to trickle into the market.
Should I Accept The … (39 comments)

Dave Halpern, Louisville Short Sale Expert (Keller Williams Realty Louisville East (502) 664-7827) Rainmaker large

Dave Halpern

Louisville Short Sale Expert

Louisville, KY

More about me…

Keller Williams Realty Louisville East (502) 664-7827

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

Office: (502) 664-7827

Mobile: (502) 664-7827

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