All About The NACA Program for Metro Atlanta! Neighborhood Assistance Corporation of America 2019

If you are interested in participating in the NACA program.. here are the details!  I have walked home buyers through this program since about 2000.  I am also a NACA agent so if you are in the Metro Atlanta Area and need help, do not hesitate to contact me. 

Please note that NACA is a PROCESS! It is not traditional and so you cannot decide you want a house, call up a counselor get a quick prequalification and buy a home.  They have many steps that need to be taken and you must work with a NACA approved Real Estate Agent that understands the program requirements and is able to work with a Seller to get them to participate and work within the parameters of the program.  Thank you for reading! 

NACA – America’s Best Mortgage Program

The incredible NACA mortgage allows NACA Members to purchase their homes with:

• No down payment,
• No closing costs,
• No fees,
• No requirement for perfect credit,
• And at a below-market interest rate.

Everyone gets the same incredible terms, including the below-market interest rate, regardless of their credit score or other factors. NACA also provides free, comprehensive housing services. NACA counsels Members into the extraordinary NACA mortgage using character-based lending criteria that takes each Member’s circumstances into account to determine whether they are ready for homeownership and what they can afford

  If you are interested in Participating in the NACA Program you must follow the following steps         

Step 1: Homebuyer Workshop Attendance is mandatory to participate in the NACA program. The Homebuyer Workshop will provide you with an overview of the home buying process, real estate issues, and mortgage options including HUD mortgage programs and the NACA Mortgage.  You will receive important information about becoming mortgage ready and NACA Qualified.  Upon completion of the Homebuyer Workshop you should access your NACA Web-file to schedule an appointment with a NACA Housing Counselor.  To make an appointment follow the steps described in your Web-file: submit required documents, complete information, sign Membership and Authorization, and pay your Membership Fee and credit report.

                                        

Step 2: Housing Counseling & Homeownership Preparation   The Housing Counselor will answer your questions about NACA and start your preparation towards homeownership. Your Housing Counselor will review your debt and income to determine if you are currently ready for homeownership or what steps you need to take.  He/she will also help you determine a mortgage payment you can afford by reviewing your finalized comprehensive budget detailing your income and expenses.  The budget will also identify opportunities for you to reduce your expenses providing additional funds for purchasing a home or for other items.    You will receive an action plan that identifies any additional documents, information and next steps for you to become NACA qualified.   After each counseling session you need to make a follow-up appointment until you are NACA Qualified.

                                      

Step 3: Mortgage Options & NACA Mortgage In the Mortgage Options section, various mortgage products are described.  The details of becoming NACA Qualified are also provided.  NACA Qualification is required to access the NACA Mortgage.  NACA Qualification is so extensive that it meets the requirements of many other mortgage products.  Once you are NACA Qualified, you will need to continue to pay all accounts on time, maintain your income, obtain no new debt and save the difference between your current housing payment and future affordable mortgage (i.e. housing) payment each month, until closing.  Also keep submitting the most current documents including but not limited to paystubs, bank statements, canceled checks for rental payments,

                                      

Step 4: Housing Search Once you are NACA Qualified, you will need to attend a Purchase Workshop which is held every Thursday from 6:00 p.m. to 7:30 p.m. at a NACA office.  These workshops are required for all NACA Qualified Members who want to access the NACA Mortgage.  You will be provided with information about beginning the home purchase process; identifying properties; addressing repair issues; obtaining NACA Credit Access Approval; submitting your NACA Mortgage loan application; processing the mortgage application; and obtaining NACA's post-purchase assistance.  You will receive your NACA Qualification Form and can begin searching for the home of your dreams. Since you want to find a home that is within your NACA Qualification and meets your needs and desires, it is important that you have not already committed to a particular house.  Your NACA Qualification is valid for 90 days.  Therefore it is important that you use this time to search for your home since you would need to be re-qualified after 90 days or before if your circumstances changed to ensure that you are still qualified and your maximum mortgage payment has not changed. 

You may chose your own Real Estate Agent. If you have not selected an buyer agent then NACA will appoint one to you. He or she will meet with you to discuss where you wish to live, what type of house you want, the price range you are considering and other issues of concern to you.   Your agent will help you locate suitable properties, including the ones identified by you.  Once you find your desired home, you must immediately contact your Housing Counselor to obtain a Property Qualification Letter which verifies you are qualified to purchase this property.  Your agent will then negotiate on your behalf the terms of the Purchase and Sale Agreement.  The agent can also help you negotiate what repairs or improvements may be necessary and if the seller is willing to complete these items.

                                      

Step 5: Purchase & Sale Contract

The Purchase and Sale Agreement (P&S) is a very important contract it binds you and the seller to execute the transfer of the home at an agreed price under specific terms.  You need to negotiate with the seller/listing agent who will be responsible for any repairs, determine the amount of any seller funds for repairs to be included in the mortgage amount, any seller contributed funds to buy-down the interest rate, and then execute the Purchase and Sale contract.

                       

Prior to signing the contract, you need to contact your Housing Counselor and provide them a copy of the MLS and the amount you are considering to offer the seller to confirm if the property is within your maximum purchase price, which may change due to interest rate shifts. You also might need to contact your Housing Counselor if you need to be re-qualified with updated information, if your NACA Qualification has expired.  NACA does not accept P&S Agreements signed electronically by the buyer. The seller may provide an electronic signature.

Since you are responsible for paying any penalties arising from a P&S Agreement, regardless of the actions of NACA or the lender, we strongly recommend that your contract adhere to the guidelines below, to minimize the likelihood of additional costs.  The following items should be addressed in your Purchase & Sale Agreement:

                       

Eliminate from your P&S Agreement:

                       

                           
1. Charges or penalties for closings past a certain number of days from the executed contract (per diem);
                           
2. Loss of your earnest money deposit if the property does not appraise for the purchase price you agreed to; and
                           
3. Loss of your earnest money deposit if your mortgage application is denied.
                       

                       

Include in your P&S Agreement:

                       

• Correct spelling of your name; the same way it was entered on your NACA documents or as it appears on your picture ID;
                           
• Conditions requiring satisfactory NACA-approved home and pest inspector(s); this includes time to turn on utilities and undergo other evaluations or work write ups if it requires a major renovation;
                           
• At least 30 days to close from the date of the executed contract;
                           
• At least 45-to-60 days to close for properties requiring significant renovations, as identified on the home inspection, from the date of the executed contract;
                           
• Approved NACA and lender settlement agent to provide settlement services;
  Note: when using an approved settlement agent, the participating lender pays the settlement agent's fees and closing costs; however, if you request another settlement agent, he/she must be approved by both NACA and the lender and you are likely to incur significant additional costs.
                           
• Closing at a NACA office, a process which ensures that you have the support necessary to address issues that may delay or prevent a closing as well as to answer questions about loan terms and other matters

                                      

Step 6: Property Condition Once you select a property for purchase, it must be inspected by a qualified NACA-approved home and pest inspector(s) to determine the overall condition of the home you wish to buy.  Just as you must qualify for a mortgage payment you can afford, the property you want to purchase must undergo an inspection review process to determine the home's condition in order to assess its suitability.  Existing repair conditions such as code, safety, health, structural, mechanical systems and preventative maintenance needs often require correction in order for the home to qualify for purchase.  NACA's Home and Neighborhood Development (HAND) department works with you to assess property conditions and assist in addressing required repairs

                                      

Step 7: NACA Credit Access & Bank Application 

Since you have identified your property, time is of the essence to submit your bank application in order to close by the deadline agreed to in your Purchase and Sale contract.  It is now crucial to meet with your Mortgage Consultant to be approved for NACA Credit Access which requires verification that you are still NACA Qualified. Approval of NACA Credit Access will allow your licensed Housing Counselor to complete your NACA Mortgage application and submit it to a participating lender.  NACA has full discretion in approving NACA Credit Access which you can apply for at any time during the home buying process with the approval based on meeting the requirements listed below.  If you are denied, NACA will provide you with the reason for the denial.

This verification for NACA Credit Access includes the following:

1. Required savings is maintained (i.e. Payment Shock)
2. Income is not reduced
3. Debts are not increased
4. Payments continue to be made on time
5. You adhere to other NACA requirements

You need to submit following current documents and financial information including:

1. Executed Purchase and Sale Contract, directly or by fax, to your Housing Counselor.  Your real estate agent can also submit your executed purchase and sale through the NACA website.
2. Recent 30 days paystubs
3. Recent 90 days of bank statements for all accounts
4. Updated canceled checks to verify on time rental payment since qualification
5. For Self-Employment income - most recent 12 months bank statements

                                      

Step 8: Mortgage Processing And Underwriting     NACA's Underwriting and Processing Departments will facilitate the underwriting and processing of your loan at the lender.  There should be few conditions on your mortgage since any lender issues would have been addressed at NACA Qualification and addressed prior to the time the mortgage application was taken. Because of all the pre-application work, participating lenders approve virtually all mortgage applications. During this time period, you should begin looking for homeowner's insurance and provide proof of insurance as well as finalize all bids and the rehab budget.  You must also do a walk-through of the property just prior to closing to make sure that there is no new damage, that the property is vacant and clean, and that you are satisfied with any agreed upon repairs. The property must be vacant at time of closing or we cannot schedule the closing

                                      

Step 9: Mortgage Closing

NACA and the Settlement Agent will coordinate your closing on a NACA Mortgage at a NACA office.  You will be advised about all costs (such as pre-paid taxes, pre-paid insurance, etc.) due at the closing and any other required items.  You will need to bring a certified check, made out to the settlement agent, for these costs.  Just prior to the closing, examine the property to make sure all arrangements involving repairs, tenants, cleaning, etc., have been followed.

                       

Your closing at the NACA Office will involve you and any co-borrowers, as well as the seller, the lender's attorney or settlement agent, your attorney (if applicable), your real estate agent, and the listing agent.  You will have to sign a mortgage, a promissory note, and many other papers.  If you have any questions or problems, your real estate agent, Housing Counselor or another NACA staff person can help to answer or address them.  You should not agree to close or sign any documents unless you are 100% satisfied with all agreements and understand what you are signing. At the end of the closing, you will own the property and receive the keys

                                      

Step 10: Post-purchase Program (Membership Assistance Program - MAP)

Once you have closed on a NACA mortgage, your NACA membership provides you with a post-purchase assistance program through NACA's Membership Assistance Program (“MAPâ€).  MAP has trained and specially dedicated staff ready to provide comprehensive counseling to prevent financial difficulties and, where necessary, to get you back on track.

                       

Making the transition from renting to owning may require significant sacrifices and changes in your spending habits.  You will probably incur higher utility costs than in a rental property.  You will no longer be able to rely on a landlord to arrange necessary repairs.  You will need to make your mortgage payments on-time and, if you miss a payment, the lender will expect two payments the next month.  Although your NACA Housing Counselor will discuss these issues with you throughout the NACA Qualification process, post-purchase counseling may be needed to help you adjust to the financial responsibilities of being a homeowner.

                       

NACA provides Members with comprehensive post purchase assistance.  Thus, instead of private mortgage insurance, which provides no benefits to the homeowner, the NACA membership which is free to the Member after closing, provides free assistance for Members having difficulty making their mortgage payment.

                                  

              

           

Gwinnett County Homestretch Program provides up to $7,500

Homestretch Down Payment Assistance Program

About the Program
The Homestretch Down Payment Assistance Program provides down-payment assistance to income-eligible homebuyers who have the capacity to purchase a home but lack the money needed for a down-payment.  We offer down-payment assistance up to $7,500 as a five-year deferred payment loan with 0% interest to qualified homebuyers who occupy the home as their principle residence for a period of at least five years. 

Eligibility Requirements 
In order to qualify for this program, applicants must meet the following criteria:

• Must earn below 80% of Area Median
• Must be a first-time homebuyer
• Must have at least one credit score above 640
• Debt-to-Income Ratio cannot exceed 43%

Please click here to see the current income eligibility limits for this program. Additionally, this program contains property eligibility requirements that are as follows:

• Property must be either a single-family detached home or townhome
• Property must be located within Gwinnett County
• Property must pass a Uniform Property Conditions Standards Inspection
• Property may not cost more than $181,000.00 for an existing home or $233,000.00 for new construction. [Effective 4/1/2018]

Once an applicant is determined to be eligible for this program, it will take 30 days for a check to be drafted for the down-payment funding.

Interested applicants may download the Homestretch pre-application form here. Once It has been completed it must be submitted to the Gwinnett County Community Development Program:

Gwinnett County Community Development Program
Attn: Homestretch Program
446 West Crogan Street
Suite 275
Lawrenceville, GA 30046
Email – homestretch@gwinnettcounty.com
Fax – 678-518-6071

For more information about the program and how it works, please download the Homestretch Program Overview.

For additional information or questions, please call (678) 518-6008 or e-mail homestretch@gwinnettcounty.com. 

GWINNETT COUNTY HOMESTRETCH DOWNPAYMENT ASSISTANCE PROGRAM PROGRAM OVERVIEW

        First time Applicants are eligible to receive downpayment assistance in the amount of $7,500 in downpayment assistance on a home located in Gwinnett County that is up to $181,000.00 (Section 92.254(a)(2)(iii); Section 215(b) of NAHA [HOME 2018 Maximum Sales Price Limits]) for previously constructed homes built after 1978 and $233,000.00 for new construction homes. 

This assistance is provided as a 0% interest, 0 payments, five-year deferred payment loan, meaning that as long as the homeowner remains the primary resident through the maturity date of the security deed, the lien is canceled and no payments are required. Beginning on the 1st anniversary date of the security deed, the principal will be reduced 20% each year. Individuals that have not owned property in three years qualify as first time Applicants.

This loan qualifies as a Soft Second Mortgage and can be applied to any regular fixed rate loan (FHA/VA/Conventional) without an adjustable rate mortgage (ARM) component. This program will NOT participate with any form of 203k/Repair/Escrow type Loans. Short sale agreements MUST have written approval from the bank owner prior to consideration. The purchase of HUD homes may be considered, with full understanding that the home must pass our Uniform Physical Condition Standards (UPCS) program inspection before approval. 

 Qualified Applicants must submit a pre-application package containing: 

 Pre-Application Package Checklist (Page 4 of Pre-application Packet)  
3 Bureau Credit Score Report with at least one credit score of 640 or higher  
8 Hour Applicant Pre-Purchase Class certificate from a HUD approved Counseling Agency 
 Pre-Approval Letter from the Mortgage Lender  
Executed Purchase & Sale Agreement on an eligible property  (Not required to submit the pre-application). 

  Upon receipt of the completed Pre-Application Package, the Applicant will receive an Appointment Checklist form that details the documentation requirements for information necessary to determine program eligibility. The applicant is required to complete the appointment request form, recognizing they must have copies of all documents prepared at the time of their appointment.

  Interested applicants may submit a Pre-Application Form once they have been pre-qualified by a lender. Appointments are made in the order in which formal application appointment requests are received. For the intake appointment copies of all the required documentation listed on the Pre-Application and Application Checklist form is required.

 After the Applicant has been determined eligible, based on household size and income, and has presented at least one current credit score of 640 or higher, the Community Development office will perform in-house underwriting by obtaining a 10-03 (1st Mortgage Loan Application) from the lender. 

The Applicant must have less than 43% debt to income ratio based on comparison of the Applicant’s income and minimum monthly debt. 

Upon completion of the underwriting the Applicant will be issued a Preliminary Certificate of Program Eligibility stating approval to receive downpayment assistance at the time of closing. This certificate will remain valid for 180 days from the application date. 

Once a property has been put under contract the Community Development office will conduct an environmental review of the property and authorize a UPCS program inspection.

Program pays the initial inspection, if the property requires a re-inspection then that is completed at the applicant’s expense.

The applicant is responsible for ensuring that utilities in the home are turned on and made ready for the home inspection. The home must pass the program inspection to receive Homestretch funding.

If the home does not pass inspection, the seller or Applicant have the option to pay for repairs.  Any inspections following initial program inspection will NOT be paid for by the Homestretch program.

Once the home passes inspection and an appraisal is completed, the Community Development office will perform a final underwriting based final 10-03 to be provided by the Mortgage lender.

  The following costs are eligible to be paid for with the downpayment assistance:  Downpayment;  
Closing Costs; 
Courier Fees; 
Homeowners Association Fees; 
Filing Fees; 
Intangible taxes;
and Pre-Paid Items.

Applicants are required to purchase Owners Title Insurance. 
  The Applicant can get no cash out at closing.
  The Applicant must provide up to $1,000 in buyer participation towards the closing.
  The Mortgage Lender will be responsible for providing the Community Development office with the First Mortgage Loan Estimate and Itemized Origination Fees Worksheet (Base Origination Fee cannot exceed 1% of First Mortgage).

  The Community Development office will also need the Copy of Appraisal and the Declaration Page for Homeowners Insurance.

  The Gwinnett County should be listed as the 2nd Lender on the Homeowner Insurance Declaration Page.  The lender language is detailed below.      Gwinnett County, ISAOA,  446 West Crogan St., Suite 275,  Lawrenceville, GA 30046

 Please submit Attorney 1st Mortgage Title Commitment to our office.
  The Preliminary & Final Closing Disclosure (CD) and closing documents must be reviewed and approved by a Housing Specialist prior to closing.  Upon document approval the Housing Specialist will authorize check release for the down payment assistance.

PROGRAM INCOME LIMITS
HOUSEHOLD  SIZE
MAXIMUM INCOME LIMITS  [EFFECTIVE JUNE 1, 2018] 
1 $41,900 
2 $47,900 
3 $53,900 
4 $59,850 
5 $64,650 
6 $69,450 
7 $74,250 
8 $79,050 

PROGRAM TIMELINE Estimate 45- 50 Days All Pre-application documents are submitted to GCCDP (Checklist, Class Certificate, Loan Pre-Approval letter, and Credit Scores). 

GCCDP sends out an appointment request form once all the required pre-application documentation is received.  Applicants are encouraged to contact GCCDP for an appointment once they have put an eligible property under contract.  

The applicant contacts GCCDP when they have an eligible property under contract to set up an appointment based on the schedule of program staff and the applicant.  

The applicant fills out a formal application and provides the GCCDP staff with all required documentation (ID, Proof of Income, and Assets Statements).  Applicants are notified at this time of any documents that are missing that are preventing the final eligibility from being determined and are asked to submit those documents as soon as possible.  

GCCDP will complete the file once all documentation has been received. After certifying the applicant is eligible a program approval certification is issued to the program participant and the program issues a property inspection authorization. Applicants are given the responsibility of setting up the inspection appointments.   

Program inspectors submit the inspection reports back to GCCDP.  

After GCCDP receives a passed inspection report and an environmental is completed the program participant is entered into reporting system and a payment request is created for review.  

The Payment Request is approved and submitted to the Department of Financial Services (DoFS).  

DoFS processes payment request. 

When the assistance check is available, the program participant is notified and the closing is scheduled. 

GCCDP will overnight all required legal documents to closing attorney and will review the Closing Disclosure in order to clear the property for closing. 

*Estimated timelines are contingent upon all required documentation being received by the GCCDP office and the program participant scheduling a timely property inspection.

 I have helped many home first time home buyers with the program requirements and getting through the process, I can help you to!!  Please contact me! 

How Will My Agent Determine What the List Price of My Home Should Be?

How Will My Agent Determine What the List Price of My Home Should Be?

Real Estate agents do not determine the price of a home. We collect data from the local Multiple Listing Service and the tax records on current active home prices and the most recent past sales. We also compare pending sales ( those that show currently under contract, we can view the list price but will not be able to see final sales and seller contribution until the home sale closes) This determines the value range of a property.

We provide the home owner with the data and go over this to discuss the suggested list price, the homeowner has the final say. If the homeowner would like to have additional confirmation on the list price then it is suggested that they pay for an independent appraisal.

Comparing homes with regard to property condition , analyzing the current market and looking at price per sq footage we arrive at what we feel is the current market value. It is basically the broker opinion of the price of your home. We have to begin with the values in your direct community first before seeking comparable homes outside of the neighborhood. If there are not enough recent similar sales then a combination of price per ft of the neighborhood sales can be used in comparison to a few similar properties within a 1 to no more than 2 mile radius.

This should be a part of the listing presentation, to provide some recent sales information and data for the home owner to view. The final price cannot be determined until we actually walk through the property. We gather information from the county tax records which is not always accurate. You may have finished a bonus room, completed a basement and these items change the sq ft and bedrooms and baths. These things impact the house value.
A full time agent that works with many buyers and sellers has seen hundred's of homes via seller listing appointments AND having showing homes to buyers. Understanding those buyers expectation when they view your home. Property condition has a major impact on sales price.

As an agent we understand that home owners have an emotional attachment to their homes and in offering a value it is our goal to facilitate and smooth transaction certainly not to hurt feelings or offend. Values are what they are.. numbers not people :-)

Most homeowners feel their property should be valued higher than the current market of buyers may value it. I always provide my clients with a current list of properties on the market and ask them to view them at least online, if not drive by as this is their competition.

The risk of over pricing your home can be an extended marketing time, upon which you can eventually obtain an offer but they will begin to be lower priced offer and requesting more incentive dollars to purchase.
If your home is priced to high, you may not receive many viewings as potential purchasers view your home online compared to the other homes in the price range. If those homes are superior they will be purchased first. You should then consider a price improvement if your home has not received any offers within 30 days.

Ask for agent and buyer feedback after each showing. I set up an automatic questionnaire for each agent showing and ask all agents to please complete the survey, which I forward to the seller for consideration. This is an easy transparent way to receive information on your property. Typical questions are if the buyer liked the home and if they are considering an offer. It gives feedback on pricing and where the buyer ranks the property compared to others they have viewed.

Pricing it at value in a tight market or at the low end of range- can have multiple offers and go to "highest and best" which would be those offers that are above list price. It can also result in a quick sale.

Pricing the property in the median area is good as it will get good interest from buyers, sell within a reasonable marketing time , the property shall appraise at the contract terms and move forward to a complete closing transaction.

When is the best time to sell your home?
Anytime, each season has its positives to consider. There are fewer homes on the market in the winter... so less competition. More homes in the spring/ summer and more buyers in the market. It can slow down a small amount over the holidays but there are still many buyers in the market. If your home shows well and is priced right it will sell in any market.

If you would like a free consultation I can help you determine what is the best direction to take to sell your home and relocate to another property.
https://kingstonlane.com/sat/Latika-Arch...”

Property Valuation and how Agents determine what the List and Offer price should be

How Will My Agent Determine What the List Price of My Home Should Be?

Real Estate agents do not determine the price of a home. We collect data from the local Multiple Listing Service and the tax records on current active home prices and the most recent past sales. We also compare pending sales ( those that show currently under contract, we can view the list price but will not be able to see final sales and seller contribution until the home sale closes) This determines the value range of a property.

We provide the home owner with the data and go over this to discuss the suggested list price, the homeowner has the final say. If the homeowner would like to have additional confirmation on the list price then it is suggested that they pay for an independent appraisal. 

Comparing homes with regard to property condition , analyzing the current market and looking at price per sq footage we arrive at what we feel is the current market value.  It is basically the broker opinion of the price of your home.  We have to begin with the values in your direct community first before seeking comparable homes outside of the neighborhood. If there are not enough recent similar sales then a combination of price per ft of the neighborhood sales can be used in comparison to a few similar properties within a 1 to no more than 2 mile radius. 

This should be a part of the listing presentation, to provide some recent sales information and data for the home owner to view. The final price cannot be determined until we actually walk through the property. We gather information from the county tax records which is not always accurate. You may have finished a bonus room, completed a basement and these items change the sq ft and bedrooms and baths. These things impact the house value. 

A full time agent that works with many buyers and sellers has seen hundred's of homes via seller listing appointments AND having showing homes to buyers. Understanding those buyers expectation when they view your home.  Property condition has a major impact on sales price. 

As an agent we understand that home owners have an emotional attachment to their homes and in offering a value it is our goal to facilitate and smooth transaction certainly not to hurt feelings or offend. Values are what they are.. numbers not people :-)

Most homeowners feel their property should be valued higher than the current market of buyers may value it. I always provide my clients with a current list of properties on the market and ask them to view them at least online, if not drive by as this is their competition. 

The risk of over pricing your home can be an extended marketing time, upon which you can eventually obtain an offer but they will begin to be lower priced offer and requesting more incentive dollars to purchase.

If your home is priced to high, you may not receive many viewings as potential purchasers view your home online compared to the other homes in the price range. If those homes are superior they will be purchased first. You should then consider a price improvement if your home has not received any offers within 30 days. 

Ask for agent and buyer feedback after each showing. I set up an automatic questionnaire for each agent showing and ask all agents to please complete the survey, which I forward to the seller for consideration. This is an easy transparent way to receive information on your property. Typical questions are if the buyer liked the home and if they are considering an offer. It gives feedback on pricing and where the buyer ranks the property compared to others they have viewed.

Pricing it at value in a tight market or at the low end of range-  can have multiple offers and go to "highest and best" which would be those offers that are above list price. It can also result in a quick sale.

Pricing the property in the median area is good as it will get good interest from buyers, sell within a reasonable marketing time , the property shall appraise at the contract terms and move forward to a complete closing transaction.

When is the best time to sell your home?

Anytime, each season has its positives to consider.  There are fewer homes on the market in the winter... so less competition. More homes in the spring/ summer and more buyers in the market. It can slow down a small amount over the holidays but there are still many buyers in the market. If your home shows well and is priced right it will sell in any market. 

If you would like a free consultation I can help you determine what is the best direction to take to sell your home and relocate to another property. 

https://kingstonlane.com/sat/Latika-Archuleta-B1MuyZrGV/r1TsTavH7

 

Clayton County Georgia Provides up to $5,000 to Purchase a Home!

CLAYTON COUNTY      

COMMUNITY DEVELOPMENT DEPARTMENT        

HUD PROGRAMS DIVISION

Down Payment Assistance  (DPA) - find a home in Clayton County and 
qualified buyers will receive $4,000 in assistance. 
OR 
Neighborhood Stabilization Program (NSP) -homes are move in ready and 
qualified buyers receive $5,000 in mortgage assistance plus closing costs.

Who Qualifies?
 Have not owned a home in 3 years   (Downpayment Asst. Only) 
 Home must be your permanent residence for 5 yrs. 
Must be income eligible based on household size per HUD 
At least $1,000 towards the purchase

How to Get Started?
Pre-qualify with one of the certified lender
Attend HUD Approved 8 Hour Counseling Class 
Contract on a home in Clayton County

Clayton County does at times have inventory of homes that have been purchased and rehabilitated specifically for the purpose of affordable housing.  Call for additional  information on our buyer  programs!

770-231-2253

"Point" wants you to sell them a percentage of your Home Equity!

Homeowners may start getting solicitations from a company called Point. Basically a homeowner can go to the website, provide information about their home and their financial history. Point will then make them an offer to purchase some equity usually between 5 and 15 percent of their home’s value. After additional screening including supplying more financial information, allowing Point to to pull credit and a home appraisal—at the expense of the homeowner—Point will charge homeowners a 3 percent processing fee and an escrow fee, and then provide them with the agreed upon loan amount. The way Point will make money is If the house rises in value, the homeowner owes Point 20 percent of the overall increase, which could wind up being a pretty hefty chunk of change in exchange for a 10 percent cash advance. Also they place a lien on the property so they are assured to recoup their investment. A homeowner will also want to be mindful that they may be Providing point with the ability to foreclose on the equity position that Point has. If you are thinking of doing this be sure to do your research and check with your local bank for Home equity lines of credit as well.
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