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Sometimes, bad things happen to good people. You are not alone. Nationwide, almost 10% of all mortgages are in default, meaning that they are 30+ days late with their payment.

There are many different reasons for someone to be unable to make their mortgage payment, and regardless of what yours may be, there is most likely a way to avoid foreclosure!

We are Certified Distressed Property Experts (CDPE), and can help you find a solution. Whether your solution will keep you in your home, or allow you to sell your home in what is called a "short sale," our goal is to negotiate with your lender and help you avoid a credit-destroying and emotionally-damaging foreclosure.

Reasons To Avoid Foreclosure:

Issue	Foreclosure	Successful Short Sale
Future Fannie Mae Loan – Primary Residence (Effective May 21, 2008)	A homeowner who loses a home to foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 years.	A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage after only 2 years.
Future Fannie Mae Loan – Non Primary Residence (Effective May 21, 2008)	An investor who allows a property to go to foreclosure is ineligible for a Fannie Mae backed investment mortgage for a period of 7 years.	An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 2 years.
Future Loan with any Mortgage Company	On any future 1003 Application (Standard Loan Application), a prospective borrower will have to answer YES to question C, in Section VIII, that asks, “Have you had property foreclosed upon, or given title or deed in lieu thereof?” This will affect all future rates.	There is no similar declaration, or question regarding a short sale.
Credit Score	Score may be lowered anywhere from 250 to over 300 points. Typically, this will affect score for over 3 years.	Only late payments on mortgage will show, and after sale, mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points, if all other payments are being made. A short sale’s effect can be as brief as 12 to 18 months.
Credit History	Foreclosure will remain as a public record on a person’s credit history for 10 years or more.	A short sale is not reported on a credit history. There is no specific reporting item for “short sale.” The loan is typically reported as “Paid in full, settled.”
Security Clearances	Foreclosure is the most challenging issue against a security clearance, outside of a conviction for a serious misdemeanor or felony. If a client has a foreclosure, and is a police officer, in the military, a government employee, a security officer, or any position that requires a security clearance, in almost all cases, clearance will be revoked and position will be terminated.	A short sale, on its own, does not challenge most security clearances.
Current Employment	Employers have the right, and are actively and regularly checking the credit of all employees who are in sensitive positions. A foreclosure, in many cases, is grounds for immediate reassignment or termination.	A short sale is not reported on a credit report, and is, therefore, not a challenge to employment.
Future Employment	Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have, and, in most cases, will challenge employment.	A short sale is not reported on a credit report, and is, therefore, not a challenge to employment.
Deficiency Judgment	In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.	In some successful short sales, it is possible to convince the lender to give up the right to pursue a deficiency judgment against the homeowner.
Deficiency Judgment Amount	In a foreclosure, the home will have to go through an REO process if it does not sell at auction. In most cases, this will result in a lower sales price, and a longer time to sell in, a declining market. This will result in a higher possible deficiency judgment.	In a properly managed short sale, the home is sold at a price that should be close to market value, and, in almost all cases, will be better than an REO sale, resulting in a lower deficiency amount.

Why Not Just Let It "Go Back To The Bank?"
While it may not seem like it now, there will come a time when your current financial troubles will pass. You will feel much better knowing that you did everything you could to avoid this devastating financial consequence. The chance at avoiding foreclosure takes only effort and cooperation on your part. As your agents, we will do all the rest, and invest our time, money, and effort.

What Is A Certified Distressed Property Expert?

Eighty-five percent of homeowners experiencing financial distress say their first contact will be to a licensed agent. Yet, fewer than 1 percent of agents consider themselves foreclosure or distressed property experts. Team Birtola Garmyn has taken the time and money to invest in the education necessary to allow them to help people in this most difficult and stressful situation. The developers of the Certified Distressed Property Expert Designation (CDPE) believe that in almost all cases the best person for a homeowner in distress to speak with is a well-informed, licensed Realtor® that has the tools needed to help that homeowner find the best solution for their situation.

Foreclosure is a devastating financial and emotional process for a homeowner to go through, and in many cases they do so alone and without guidance of any kind, and therefore never recover financially.

Through extensive and ongoing education, Team Birtola Garmyn has earned the CDPE Designation, and has dedicated their time and effort to understanding the issues distressed homeowners are dealing with. They understand the full range of solutions and are ready to help. While experiencing financial distress is difficult for any family, the process of finding a real estate professional shouldn't be. Selecting a CDPE agent ensures you are dealing with a professional ready to address your needs.

We are here to help, and will use the utmost discretion! Contact Us Now

Frequently Asked Questions About Short Sales
"Short Sale" is a relatively new expression to many homeowners, yet this type of sale has been part of the real estate market for many years. Unfortunately, most Realtors aren't familiar with the process, which has caused a lot of confusion in the community, with homeowners and even other Realtors. Because we're Certified Distressed Property Experts, we thought it would be prudent to explain and dispel some of the misunderstandings.

What Is A Short Sale?
A Short Sale is when:

A homeowner is authorized, by the bank, to sell for less than what is owed on the mortgage.
The lender authorizes or accepts the sales price as a payoff.
The seller avoids a credit-destroying foreclosure, and sometimes they can also avoid a deficiency judgment.

The seller won't get any money at closing, yet they will avoid the financial and emotional damage that a foreclosure can cause. During our negotiations with the bank, we work to include a favorable wording for the forgiven debt of the mortgage, which can help the recovery of the homeowner. And we're able to do so in many circumstances.

Why Would A Lender Agree To Lose Money?

A lender loses significantly more money if they have to incur the additional expenses of a foreclosure, as opposed to accepting a short sale.
Lenders are in the business of lending money, not owning homes. The more money they have tied up with a property that they own, the less they have to lend out.

How Does A Short Sale Help Me?

It helps you avoid a credit-destroying, and an emotionally draining foreclosure process.
Avoiding a foreclosure will help save your credit. Typically a foreclosure will drop your credit score up to 300 points per loan.
You avoid having a foreclosure on your credit report anywhere from 10 to 15 years, which affects your future purchasing power and interest rates.
It could help you avoid a deficiency judgment from the lender after the foreclosure, as they try to recover their loses.

I've Already Received My Foreclosure Notice. Is It Too Late For A Short Sale?

The short answer is no. There are a few variables, though, that can affect the foreclosure timeline.
A qualified Realtor, or better yet, a Certified Distressed Property Expert, can help you extend the foreclosure timeline up to 6 months, and in many circumstances up to 7 or 8 months.
A home sale can be done and approved, up to the day of the bank sale, or auction of the home.

I Haven't Missed Any Mortgage Payments. Can I Still Do A Short Sale?

Oftentimes, the lender will not consider a short sale if there have not been any missed payments. That issue can be overcome if we can show a compelling reason (hardship) why the payments have been made, and why the payments are going to stop in the near future.
We would need to show how the payments were made, and where the money came from. If the payments were made with your credit cards, by borrowing from family members, or even if the money came from retirement accounts, as an example, it would help build the case. This will not guarantee that the lender will accept the short sale, however, there are instances where they have done so.

How Do I Pay The Realtor Commissions, Taxes And Other Expenses Associated With A Home Sale?

The homeowner doesn't pay any of the expenses associated with the sale of the home, such as commissions and other closing costs. Those expenses are paid by the lender. They are, however, included as part of the total shortfall that the owner would be responsible for, if the bank is successful with a deficiency judgment or promissory note.
The bank may ask the homeowner to reduce the lender's loss by making a payment, if the homeowner has any "extra" money in savings accounts, etc., or by signing a promissory note.
In December 2007, President Bush signed into law, the Mortgage Forgiveness Debt Relief Act, which eliminates the capital gain income tax that used to be levied on the forgiven portion of the primary residence's sale. The tax is still in effect for second homes, and investment properties.

To speak confidentially with Team Birtola Garmyn about your options, simply Contact Us Now or call us and ask for Jim or Ruben

Call Us Now 541-312-9449

Central Oregon Certified Distressed Property Experts For Bend, Sisters, Redmond, Sunriver and Prineville.