Carmel Valley REO Closed

We featured this bank-owned property earlier as an online auction (which didn’t work out).

They did find a cash buyer – I hope they got in the house to take a look around!

This is a typical example of an REO sale these days.  The former owners paid $1,650,000 in 2007, and used a 31% down payment.  The original $1,137,500 mortgage was funded by World Savings, and undoubtedly it was a neg-am loan.

It looks like the buyers stopped paying in 2010, but instead of foreclosing and losing a truckload, the bank (Wells Fargo, who bought World Savings) just waited until they knew market value was high enough that they wouldn’t lose money:

The price at the trustee’s sale in November was $1,365,016, and they sold it traditionally for $1,350,000.  It means that after paying closing costs, the bank received 100% of the principal back, plus around $150,000 of the neg-am interest that accrued.

These days, banks are only foreclosing once they can make money on them!

Carmel Valley REO Auction

Here’s an interesting case in 2019.

Wells Fargo foreclosed on this Carmel Valley home in November.  It had been listed on the MLS for the previous 12 months, and it looked like the agent had been trying to process a short sale (it was marked ‘contingent’).

She had it listed for $1,500,000.

Her clients paid $1,650,000 in 2007, and financed $1,137,500 with World Savings.  Times were tough for many, and these folks got their notice of default filed in August, 2010.  It doesn’t look like they made any payments since.

Wells Fargo’s amount at the trustee’s sale was $1,365,016, which is typically the amount owed.  So the former owners got a couple of hundred thousand dollars in relief, but waved bye-bye to their down payment of $512,500.

Wells Fargo then listed the house for sale in January for $1,499,000, and has now sent it to an online auction.  The bidding started yesterday, and will remain open until Tuesday:

Link to Auction Website

The interesting twist is that the house is occupied – probably by the former owners – and no one is allowed to see the house.  They also have only one photo of the exterior.

I’ll help them out by providing a link to the previous listing with photos here:

Link to Previous Listing

The auction website also notes that it needs to be a cash purchase, though it’s not mentioned in the MLS listing.  The buyer has to pay a 5% buyer’s premium on top of the purchase price, and I assume they want you to close escrow with the occupants inside?

What will somebody pay for the home, under those conditions?

The current bid is $1,199,920, though note sure if that is actually a real offer or just the minimum bid.

Stucco Valley

A good example of today’s market conditions. At first, you would think a bank-owned house in the prime Derby Hill community in Carmel Valley would garner a lot of attention, and sell quickly. But this one isn’t tricked out with extras, and it’s not a canyon lot either.

Like most sellers, they added a little mustard to their list price – but they were on the market for 55 days before finding the buyer:

Oceanside Beach Bank-Owned

A rare Bubbleinfo TV trip to the beach area west of Coast Highway in Oceanside to see this very unique custom home that is a three-time loser – it was foreclosed in 1994, 2007, and February, 2017.

A buyer paid $1,500,000 for it in 2005, got foreclosed, then purchased from the bank for $1,012,500 in 2007.

The latest bank had it on the market during the spring selling season last year, but no takers.  Their last list price was $934,900:

We should see it back on the market again this year!

Happy Blog Anniversary!

September 24, 2017 is the 12th anniversary of this blog!  For a little perspective on where we’ve been, here is my most-watched YouTube.

This house originally sold for $927,500 when new in 2005.

I sold it for $485,000 in April, 2009 which was the low point of the San Diego market, as judged by our Case-Shiller Index.  This year there have been sales on the street in the mid-$800,000s!

Thanks for being here all these years!

Expiring Loan Mods

An employee of the Bank of America recently told me that they are not extending any of the loan modifications that have been issued over the years, to which I chuckled.

“What are they going to do, foreclose?”

“Yes” was the response, which got a chortle out of me.  After all the taxpayer support and bending of the foreclosure rules, now you’re going to tell people to start making their payments…or else?

Lo and behold, it looks like it, at least for this one example:

This was the house mentioned HERE that had been in foreclosure since 2011.  Yesterday, the lender finally foreclosed on the ‘homeowner’ who probably wasn’t making many, if any, payments over the last six years.

Up until now the properties being foreclosed were those that had sufficient equity where the lenders weren’t taking much of a loss.  It was good to see the opening bid here come out well below what was owned – though it was all interest accrued from non-payment.

No takers at the trustee sale though, in spite of Property Radar’s guesstimate of value was over $1,600,000, which was way off.

I can’t imagine there being a flood of these after all we’ve been through, and you can bet the eventual list prices of these will be full retail.

But it’s good to see the deadbeats getting challenged.

San Diego County Tax Sale

An online auction to sell real estate? Maybe it will catch on!

Gone are the days of the quick talking auctioneer, paddles and shouted bids. Today, San Diego County Treasurer-Tax Collector Dan McAllister announced he is moving the annual property tax sale auction online.

“With this new system, people sitting at home can browse and bid on more than 1,600 properties currently available, including timeshares starting at $900,” said McAllister. “The online auction aligns with our ‘e-nitiative’ to make it easier and more efficient to do all business with us electronically.”

The online tax sale auction will take place May 5-10. Interested buyers can register as a bidder beginning April 5, and registration will end April 27. Bidders must put up a $1,000 advance and a nonrefundable $35 bid processing fee.

“Moving this tax sale online will cut our operation costs compared to a live auction,” said McAllister. “We also hope to sell more properties as we open the auction up to bidders outside the San Diego region – even around the world.”

All sales are final, so this is a buyer beware sale. Before April, the Treasurer-Tax Collector’s Office (TTC) encourages everyone to research the selection of available properties by clicking here.

Right now, there are about 1,600 parcels available, roughly four times the number we have put up for auction in previous years. The majority – 1,231 – are timeshares, many with minimum bids as low as $900.

The remaining 393 parcels are improved and unimproved properties, 39 of which have owners living in them. Owners of the for-sale properties can redeem them by paying owed taxes and fees until 5 p.m. on May 4. Over the past five years, TTC notices and late bills to these owners have not been responded to. In early April, each of the properties will be personally contacted by TTC staff who will warn them of the impending sale.

The TTC has not held a tax sale auction since 2015, and on average, sales have generated more than $1.1 million each year.

http://www.sdtreastax.com/content/ttc/en/press-releases/Tax-Sale-Auction-Moves-Online.html.html

Jim TV

Just one more rerun before Kayla introduces our new listing tomorrow night.

This is the 7th most-watched video on Bubbleinfo TV, and is a greatest-hits tour through the REO-listing days.  In April, 2008, the Bank of America had dumped twenty of their REOs in my lap, and over the next 12 months the JtR foreclosure extravaganza ensued.

A month after this video premiered here on the blog (March, 2009), I was on the front page of the L.A. Times, which led to the spot on ABC News Nightline:

Golf Courses in Transition

golf

A story with great examples of golf courses being closed across the country, and many being turned into real estate developments.

From the nytimes.com:

BOCA RATON, Fla. — Weeds, crabgrass and fallen palm fronds cover the wildly overgrown greens of what was once the Mizner Trail Golf Club, its decrepit state emblematic of the fate of hundreds of golf courses around the country, many of them derisively known as “rabbit patches” or “goat farms.”

A short drive away, however, perspiring construction workers in yellow vests swarmed on a recent afternoon over the emerging structure of a 150,000-square-foot activities center, part of a $50 million renovation of the 44-year-old Boca West Country Club, home to some 6,000 residents, where fairways are newly planted and houses sell for as much as $5 million.

With the winter golf season beginning in Florida — the nation’s leader in golf courses with more than 1,000 — the extremes of failure and success point to a nationwide upheaval in the sport. It was booming when players like Tiger Woods reigned, but has since been roiled by changing tastes and economics, an aging population of players, and the vagaries of the millennial generation’s evolving pastimes.

There are about four million fewer players in the United States than there were a decade ago, according to the National Golf Foundation. Almost 650 18-hole golf courses have closed since 2006, the group says. In 2013 alone, 158 golf courses closed and just 14 opened, the eighth consecutive year that closures outpaced openings. Between 130 and 160 courses are closing every 12 months, a trend that the foundation predicts will continue “for the next few years.”

Dozens of private and public golf courses here in South Florida, and hundreds around the country, are in transition. Some courses have sought bankruptcy protection, while others have slipped into foreclosure. Many are under construction, with single-family homes and condominiums going up on land once dotted only with pin flags, sand traps and water hazards. Others have gone to seed as they await resolution of legal and zoning disputes.

Read full article here:

http://www.nytimes.com/2015/11/25/realestate/commercial/fewer-golfers-but-some-lush-courses-are-booming.html

Pin It on Pinterest