"Is it time for a house short sale? Do I need to do that?" Those are the questions that we all ask ourselves. As an investor in single family homes, I have to look at all the options from a business point of view and leave out the emotional attachments. I knew that with the housing downturn, some of my homes were worth much less than I owed on the loans. So I put pen to paper and here's how I decided what to do.
1) Interview Realtors: Find one that you can trust who either specializes in house short sales, or has done at least 30 of them. An added bonus would be a degree in finance, such as an MBA and a real estate brokers license. The license gives them addition legal responsibility to act in your best interest. It might be wise to consult a CPA and real estate attorney as well, but it will be your realtor that creates and finishes the deal. Please make sure you don't get swindled by one the companies that asks you to send them the money up front. A legitimate realtor will pay ALL the fees including marketing costs, and get reimbursed when the lender pays the commission.
2) What's the Home Worth Today? Get a good valuation from your realtor. In reality, when you meet to talk, she should already have the comps ready to hand you. Don't waste your money on a official appraisal as it won't be used anyway. This is one situation where you want to be incredibly realistic, even pessimistic about the value, and not succumb to emotional attachment for the house. The more upside down you are in the loan, the greater chance for success in your house short sale.
3) Judgement Time: This is where you determine if you need a house short sale. Take your total loan amount, and subtract the present value of the house. Not what you think it's worth, but how much you can get for it TODAY. This is how much your "Upside Down" in the loan. Then, figure your annual expenses including a year's worth of payments, taxes, insurance, maintenance, and repairs. This is your "Yearly Cost" to keep the house. Now, take the amount your upside down and multiply it by 8%. We will assume the best case scenario. In a FAST appreciating market, this is how much your house value would go up each year, if the housing bubble was over today. (yeah right!) We'll call this number: "Appreciation per Year." Finally, divide the Upside Down amount, by Appreciation per Year. This is how many years it will take for you just to break even with the amount you owe on your loan. No profit, no realized appreciation. Compare the Number of Years to Break even with Yearly Cost to Keep the House. Can you hold out for that long? Does it still make sense to hold on? Or would letting it go make more sense?
To illustrate: Let's say you bought a duplex with a $1,000,000 loan. In just one year it has depreciated drastically and will sell for only $800,000. Is it a good idea to seek a short sale?
Upside Down: $800,000 - $600,000 = $200,000 Annual Costs: Includes all yearly expenses = $60,000 Appreciation: Assuming a booming market = $200,000 x .08 = $16,000
The Bottom Line: It will cost $60,000 per year in payments, for 12.5 years, just to break even with the original value. That's assuming a strong market with all 12.5 of those years of appreciation, at 8%. In that time period over $750,000 will have been spent in principle, interest, taxes, and insurance, along with other expenses with no equity gain.
You don't have to guess what I decided to do. My numbers we're very similar to these. I know I'll take a hit on my credit, but for me, 2 -3 years to rebuild my credit is a lot better than 12.5 years of suffering. I'm going to call it quits and live to fight another day. - 16492
1) Interview Realtors: Find one that you can trust who either specializes in house short sales, or has done at least 30 of them. An added bonus would be a degree in finance, such as an MBA and a real estate brokers license. The license gives them addition legal responsibility to act in your best interest. It might be wise to consult a CPA and real estate attorney as well, but it will be your realtor that creates and finishes the deal. Please make sure you don't get swindled by one the companies that asks you to send them the money up front. A legitimate realtor will pay ALL the fees including marketing costs, and get reimbursed when the lender pays the commission.
2) What's the Home Worth Today? Get a good valuation from your realtor. In reality, when you meet to talk, she should already have the comps ready to hand you. Don't waste your money on a official appraisal as it won't be used anyway. This is one situation where you want to be incredibly realistic, even pessimistic about the value, and not succumb to emotional attachment for the house. The more upside down you are in the loan, the greater chance for success in your house short sale.
3) Judgement Time: This is where you determine if you need a house short sale. Take your total loan amount, and subtract the present value of the house. Not what you think it's worth, but how much you can get for it TODAY. This is how much your "Upside Down" in the loan. Then, figure your annual expenses including a year's worth of payments, taxes, insurance, maintenance, and repairs. This is your "Yearly Cost" to keep the house. Now, take the amount your upside down and multiply it by 8%. We will assume the best case scenario. In a FAST appreciating market, this is how much your house value would go up each year, if the housing bubble was over today. (yeah right!) We'll call this number: "Appreciation per Year." Finally, divide the Upside Down amount, by Appreciation per Year. This is how many years it will take for you just to break even with the amount you owe on your loan. No profit, no realized appreciation. Compare the Number of Years to Break even with Yearly Cost to Keep the House. Can you hold out for that long? Does it still make sense to hold on? Or would letting it go make more sense?
To illustrate: Let's say you bought a duplex with a $1,000,000 loan. In just one year it has depreciated drastically and will sell for only $800,000. Is it a good idea to seek a short sale?
Upside Down: $800,000 - $600,000 = $200,000 Annual Costs: Includes all yearly expenses = $60,000 Appreciation: Assuming a booming market = $200,000 x .08 = $16,000
The Bottom Line: It will cost $60,000 per year in payments, for 12.5 years, just to break even with the original value. That's assuming a strong market with all 12.5 of those years of appreciation, at 8%. In that time period over $750,000 will have been spent in principle, interest, taxes, and insurance, along with other expenses with no equity gain.
You don't have to guess what I decided to do. My numbers we're very similar to these. I know I'll take a hit on my credit, but for me, 2 -3 years to rebuild my credit is a lot better than 12.5 years of suffering. I'm going to call it quits and live to fight another day. - 16492
About the Author:
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