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6 Questions Foreclosure Buyers Should Ask
These are questions that Buyers in any market should be asking before they make an offer on a property in foreclosure.
Is now a good time to buy a foreclosure?
This is a very common question from prospective Buyers. Because local market conditions vary, the answer is different from market to market. But there are questions that Buyers in any market should be asking before they make an offer on a property in foreclosure.
What’s the first step buyers need to take?
Buyers should be preapproved for a loan before they shop for a foreclosure. If they’re thinking of buying a foreclosure as an investment or second home, they need to understand that financing the home will be more difficult and more expensive than financing a primary residence. Lenders typically charge higher interest rates and require a larger down payment for investment or second homes.
How can you tell a bad foreclosure from a good one?
Certainly there are great deals in many markets for both investors and buyers looking for a primary residence. But making a sound deal can be tricky. Buyers need to be wary of unpaid liens, including mortgage debt, taxes, construction loans, home equity lines of credit, and possibly a second or third mortgage. Any or all of these financial obligations could become the Buyer’s responsibility when they purchase a property in foreclosure. Unless the property goes through a foreclosure auction and becomes a bank-owned REO, the outstanding foreclosure liens and fees could be simply transferred to the new owner. Buyers should be careful not to fall into the same financial trap as the previous owner.
Eileen Kedersha, Broker Associate One Sotheby’s International Realty – Kedersha Group 954-561-4100 EKedersha@OneSothebysRealty.com
If I’m a qualifying borrower, can I appeal to banks for better loan terms?
Lenders usually have an inventory of properties in default; particularly in hard-hit real estate markets—so they may be motivated to cut a deal. If the Buyer has a good credit score, banks could offer them a below-market-rate loan on a bank-owned home. Unlike paying down with points, this doesn’t cost anything in fees, and it gives them the ability to spend more for the home.
What are the costs of buying a foreclosure?
It takes money to make money. The best opportunities are for buyers with cash. If the Buyer is planning to rent out the property or even resell it for a quick profit, he should make sure he considers the carrying costs, including sales commissions, marketing costs, vacancies, taxes, insurance, and maintenance costs. Once the Buyer has calculated all the expenses, he should add on another 10 to 15 percent. If the Buyer doesn’t build in a “surprise fund,” he might be the next foreclosure statistic.
How does choice of neighborhood affect foreclosure investments?
Buyers looking for a good investment should generally avoid neighborhoods overrun with foreclosures, particularly newer subdivisions in overbuilt areas. Investors will be tempted to buy foreclosures in these areas because they offer the steepest discounts—but they also carry the most risk of further depreciation. Look in well established neighborhoods with good schools and transportation. In a market where prices are still falling, the Buyer should factor falling prices into any offer they submit on a foreclosed property.

Eileen Kedersha Associate Broker 954-462-3600
William Kedersha Estate Realtor 954-817-2900