Friday, August 19, 2011
Homes for sale in Huntsville; Schools as a consideration
Homes for sale in huntsville; Schools as a consideration
While there are some very good schools within the the Huntsville City school system, The system is in transition. There is a new school superintendent who has recently streamlined the system by consolidating schools and closing others. He has also terminated the contracts of several underperforming principles, coaches and teachers. While my impressions is that the school systems is changing for the better, you should be aware that the system is in transition. Many newcomers to Huntsville looking for homes for sale in huntsville prefer to move into either the Madison or Madison County school districts. One pays a premium for location in Madison but can often purchase a lot more house for the money in Madison County outside the city. In filtering homes be aware that a property can have a Madison address but be within Huntsville and be served by Huntsville schools. Homes with Huntsville addresses could be in the Madison County school system. If you have questions about the schools that serve a given property please just ask. You can click on the photo on the listing for additional photos and on the address for a map of the approximate location of the property. On the map, you can click on hybrid for a satellite image overlay. In some cases there may also be an interactive street level image. You can click on the zip code to link to the US Census data for the zip code area. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114636079 Please let us know if we are on the right track with this search or if we need to make changes. We did increase the price range a little to account for negotiation. We set up an automated search for properties that meet your search terms. If there is a new listing or a change to an existing listing that meets your criteria, you will receive an email. If you prefer not to receive the emails, just unsubscribe at the link at the bottom of each email. Please keep in mind that the automated searches will not be human filtered as the listings above were. We thought you may have an interest in an excellent resource for researching schools http://www.schooldigger.com/go/AL/search.aspx .
Please let us know if you would like to schedule a showing or would like additional information on any property. We can research a properties listing history and provide a market value study based on recent sales of similar area homes. If you are not local we can preview properties and provide additional photography for you. We always recommend that our clients have a professional home inspection including radon testing. We can recommend home inspectors who we have had positive experience with. If you need assistance in finding a trustworthy lender we can recommend those that have proven themselves in the care and service they have provided our past clients. The following link is to testimonials of recent clients. The information may help you get to know us and the quality of our service as you begin your search for a new home. http://www.huntsville-homes.com/TESTIMONIALS Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
Wednesday, August 17, 2011
valleymls / homes for rent in huntsville
Rental homes in Huntsville
For a 10.1.11 occupancy we don't need to start looking seriously until around 9.1.11. Properties generally rent quickly and any that are available now, won't be in in a week or two. Our owners need to keep tenants in place as much as possible to cover their expenses. As a company policy, we can only hold properties for two weeks without charging rent. On any house that is available now we couldn't allow to remain empty for over a month until you needed it. Many of our owners are landlords by default, renting their homes only when they wouldn't sell when they moved for jobs. They cant afford long vacancies. On properties that aren't available yet but will be in 30 - 60 days, where we have tenant's in place ,we have to get their permission to enter the property for showings. This can be difficult to coordinate and homes often don't show their best with a tenant in process of moving. That being said the link below is to properties in our inventory that are in your price range and in south Huntsville. I don't think any would meet your needs. The closest match is 11407 WOODCREST DRIVE. It's a little smaller than your 2,000 sf target and is an older home. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114625460 The link below is to a human filtered list of rentals in south Huntsville offered buy other firms. Our MLS won't allow us to emails listings in a format that includes contact information for the listing agent, The work around is that you can go to www.valleymls.com and search on the MLS number of any property that interests you. We are one of the few realtors that use lockboxes on our rentals so we don't have acess to the rentals of most other real estate firms. The most efficient track is to contact the listing companies directly. It may be that some of the firms don't re-lease properties as quickly as we do and would be willing to hold a property now until when you need it in October. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114625462 Please note that there is a strong demand for rental homes in Huntsville. Homes usually rent quickly and you should be prepared to lock in a suitable home when you do find one. You might consider homes in Hampton Cove as well. There is a newer road that goes from Hampton Cove to South Huntsville. The schools are good on Hampton Cove and the area has basic shopping, restaurants and natural beauty. The houses will be newer with amenities that most people prefer. The house at the link below might be a strong candidate for you. Our tenant decided to ignore his lease commitment and purchased a house. He assumed we would release him from the lease and leave the owner without the income he needs. That is not the case. The tenant plans on moving out ~ 9.15.11 but is obligated under the lease through next year. If this house meets your needs we could set your move in date for 1 October and the current tenant would remain responsible for his lease through September. He has a financial interest in making the house available for showings. We have already had other interest in this home so please let me know if it is a candidate for you. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114625466 I hope this information was helpful and please let me know if there is anything else I can be doing for you.
For a 10.1.11 occupancy we don't need to start looking seriously until around 9.1.11. Properties generally rent quickly and any that are available now, won't be in in a week or two. Our owners need to keep tenants in place as much as possible to cover their expenses. As a company policy, we can only hold properties for two weeks without charging rent. On any house that is available now we couldn't allow to remain empty for over a month until you needed it. Many of our owners are landlords by default, renting their homes only when they wouldn't sell when they moved for jobs. They cant afford long vacancies. On properties that aren't available yet but will be in 30 - 60 days, where we have tenant's in place ,we have to get their permission to enter the property for showings. This can be difficult to coordinate and homes often don't show their best with a tenant in process of moving. That being said the link below is to properties in our inventory that are in your price range and in south Huntsville. I don't think any would meet your needs. The closest match is 11407 WOODCREST DRIVE. It's a little smaller than your 2,000 sf target and is an older home. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114625460 The link below is to a human filtered list of rentals in south Huntsville offered buy other firms. Our MLS won't allow us to emails listings in a format that includes contact information for the listing agent, The work around is that you can go to www.valleymls.com and search on the MLS number of any property that interests you. We are one of the few realtors that use lockboxes on our rentals so we don't have acess to the rentals of most other real estate firms. The most efficient track is to contact the listing companies directly. It may be that some of the firms don't re-lease properties as quickly as we do and would be willing to hold a property now until when you need it in October. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114625462 Please note that there is a strong demand for rental homes in Huntsville. Homes usually rent quickly and you should be prepared to lock in a suitable home when you do find one. You might consider homes in Hampton Cove as well. There is a newer road that goes from Hampton Cove to South Huntsville. The schools are good on Hampton Cove and the area has basic shopping, restaurants and natural beauty. The houses will be newer with amenities that most people prefer. The house at the link below might be a strong candidate for you. Our tenant decided to ignore his lease commitment and purchased a house. He assumed we would release him from the lease and leave the owner without the income he needs. That is not the case. The tenant plans on moving out ~ 9.15.11 but is obligated under the lease through next year. If this house meets your needs we could set your move in date for 1 October and the current tenant would remain responsible for his lease through September. He has a financial interest in making the house available for showings. We have already had other interest in this home so please let me know if it is a candidate for you. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114625466 I hope this information was helpful and please let me know if there is anything else I can be doing for you.
Tuesday, August 16, 2011
homes for sale in huntsville; madison foreclosure home
Madison foreclosure home; homes for sale in huntsville. August 16, 2011
Filed under: Uncategorized — Philip Winburn @ 3:20 pm Edit ThisTags: homes for sale in Huntsville
Madison foreclosure home; homes for sale in huntsville.
Most of what we saw at the house was cosmetic but there are a few unknown’s that concern me. There is evidence at two door frame corners of settling and there are a couple of spots near the center beam in the hallway where the floor is uneven.
The garage ceiling is sagging which could be either from old water damage or the wide span of the ceiling joists across the garage. The Master bathroom floor and shower have cracks in the tile which could indicated settling or rotten wood underneath, Without a professional inspection or crawling the attic and crawlspace it will be impossible to know the causes if these items.
There is some minor cracking in the brick veneer at the garage door and some deflection of the steel brick lintel. Given the wide span of the door these may not be a point of concern.
The water heater is leaking and while it may just be a leak at a fitting, my experience has been that it is probably the tank that is leaking. The power wasn’t on so we couldn’t check the HVAC. The roof looks to be in decent shape.
The detached garage is in decent shape but the gutters are filled with leaves.
The link below is to the photo slideshow. You can pause the slides to get a better look and I retained the original photos if you need more detail. If you do decide to look closer at the house I can search the courthouse records and go back for a diagram of the floor plan.
http://www.youtube.com/watch?v=4tdT8h6sP48
The information in this work is believed reliable but is not warranted or guaranteed, and before any reliance or use, should be independently verified. Suggestions, advice, strategies and all other like information are general in nature, are not based on knowledge of your specific circumstances, and should be used only after your own independent verification of reliability, application of independent business judgment and due consultation with your tax, technical, legal, real estate, investment, accounting and/or other professional advisors. As to any information reporting on the performance or results of others or indicating findings, conclusions or estimates, please be aware that normally your own individual results will vary and will reflect other factors specific to you and/or your unique circumstances
Filed under: Uncategorized — Philip Winburn @ 3:20 pm Edit ThisTags: homes for sale in Huntsville
Madison foreclosure home; homes for sale in huntsville.
Most of what we saw at the house was cosmetic but there are a few unknown’s that concern me. There is evidence at two door frame corners of settling and there are a couple of spots near the center beam in the hallway where the floor is uneven.
The garage ceiling is sagging which could be either from old water damage or the wide span of the ceiling joists across the garage. The Master bathroom floor and shower have cracks in the tile which could indicated settling or rotten wood underneath, Without a professional inspection or crawling the attic and crawlspace it will be impossible to know the causes if these items.
There is some minor cracking in the brick veneer at the garage door and some deflection of the steel brick lintel. Given the wide span of the door these may not be a point of concern.
The water heater is leaking and while it may just be a leak at a fitting, my experience has been that it is probably the tank that is leaking. The power wasn’t on so we couldn’t check the HVAC. The roof looks to be in decent shape.
The detached garage is in decent shape but the gutters are filled with leaves.
The link below is to the photo slideshow. You can pause the slides to get a better look and I retained the original photos if you need more detail. If you do decide to look closer at the house I can search the courthouse records and go back for a diagram of the floor plan.
http://www.youtube.com/watch?v=4tdT8h6sP48
The information in this work is believed reliable but is not warranted or guaranteed, and before any reliance or use, should be independently verified. Suggestions, advice, strategies and all other like information are general in nature, are not based on knowledge of your specific circumstances, and should be used only after your own independent verification of reliability, application of independent business judgment and due consultation with your tax, technical, legal, real estate, investment, accounting and/or other professional advisors. As to any information reporting on the performance or results of others or indicating findings, conclusions or estimates, please be aware that normally your own individual results will vary and will reflect other factors specific to you and/or your unique circumstances
Sunday, August 14, 2011
homes for sale in huntsville; moving to huntsville
Homes for sale in huntsville; Moving to huntsville August 14, 2011
Filed under: Uncategorized — Philip Winburn @ 10:56 pm Edit ThisTags: homes for sale in Huntsville
Moving to huntsville; homes for sale in huntsville
From your email we suspect that you may not know the Huntsville area well. If that’s the case, the information at the link below may help as you start your property search. http://www.huntsville-homes.com/AreyounewtoHuntsville
Assuming that you will be commuting to Redstone Arsenal or Research Park and a 20 – 30 minute commute will be acceptable, the homes for sale in huntsville at the link below may be candidates for you. We lightly filtered the listings eliminating those in areas with struggling schools. While schools may not be important to you personally, they will be upon an eventual resale and are sometimes a reflection on the neighborhoods they serve.
You can click on the photo on the listing for additional photos and on the address for a map of the approximate location of the property. On the map, you can click on hybrid for a satellite image overlay. In some cases there may also be an interactive street level image. You can click on the zip code to link to the US Census data for the zip code area.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114612050
To keep from overwhelming you with listings, we filtered the MLS to include only newer brick homes. Even with that filtering we found over 160 homes to consider. Please let us know if we are on the right track with this search or if we need to make changes. The more we know about what you are looking for in a home, the better we can help. Please just let us know as much as possible about your target property and we will refine the search. We did increase the price range a little to account for negotiation.
We set up an automated search for properties that meet your search terms. If there is a new listing or a change to an existing listing that meets your criteria, you will receive an email. If you prefer not to receive the emails, just unsubscribe at the link at the bottom of each email. Please keep in mind that the automated searches will not be human filtered as the listings above were.
We thought you may have an interest in an excellent resource for researching schools http://www.schooldigger.com/go/AL/search.aspx .
Please let us know if you would like to schedule a showing or would like additional information on any property. We can research a properties listing history and provide a market value study based on recent sales of similar area homes. If you are not local we can preview properties and provide additional photography for you.
We always recommend that our clients have a professional home inspection including radon testing. We can recommend home inspectors who we have had positive experience with. If you need assistance in finding a trustworthy lender we can recommend those that have proven themselves in the care and service they have provided our past clients.
Filed under: Uncategorized — Philip Winburn @ 10:56 pm Edit ThisTags: homes for sale in Huntsville
Moving to huntsville; homes for sale in huntsville
From your email we suspect that you may not know the Huntsville area well. If that’s the case, the information at the link below may help as you start your property search. http://www.huntsville-homes.com/AreyounewtoHuntsville
Assuming that you will be commuting to Redstone Arsenal or Research Park and a 20 – 30 minute commute will be acceptable, the homes for sale in huntsville at the link below may be candidates for you. We lightly filtered the listings eliminating those in areas with struggling schools. While schools may not be important to you personally, they will be upon an eventual resale and are sometimes a reflection on the neighborhoods they serve.
You can click on the photo on the listing for additional photos and on the address for a map of the approximate location of the property. On the map, you can click on hybrid for a satellite image overlay. In some cases there may also be an interactive street level image. You can click on the zip code to link to the US Census data for the zip code area.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114612050
To keep from overwhelming you with listings, we filtered the MLS to include only newer brick homes. Even with that filtering we found over 160 homes to consider. Please let us know if we are on the right track with this search or if we need to make changes. The more we know about what you are looking for in a home, the better we can help. Please just let us know as much as possible about your target property and we will refine the search. We did increase the price range a little to account for negotiation.
We set up an automated search for properties that meet your search terms. If there is a new listing or a change to an existing listing that meets your criteria, you will receive an email. If you prefer not to receive the emails, just unsubscribe at the link at the bottom of each email. Please keep in mind that the automated searches will not be human filtered as the listings above were.
We thought you may have an interest in an excellent resource for researching schools http://www.schooldigger.com/go/AL/search.aspx .
Please let us know if you would like to schedule a showing or would like additional information on any property. We can research a properties listing history and provide a market value study based on recent sales of similar area homes. If you are not local we can preview properties and provide additional photography for you.
We always recommend that our clients have a professional home inspection including radon testing. We can recommend home inspectors who we have had positive experience with. If you need assistance in finding a trustworthy lender we can recommend those that have proven themselves in the care and service they have provided our past clients.
Saturday, August 13, 2011
Homes for sale in huntsville; selling an a difficult market
Homes for sale in huntsville; Selling in a difficult market
You should have already seen this data before but the link below is to a summary of MLS activity in the neighborhood since 07/10/10. There were two sales at $76 and $83 per square foot for an average of $79 psf. The average days on market for the sales were modest at 56 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114602542145
There was one listing that expired after 184 days on market. It was listed at $86 psf. There was one listing (your house) that was withdrawn after just 16 days on market. It was listed at $90 psf.
At the current $90 psf list price you are listed well above the highest sale in the neighborhood.
So we don’t base our opinion on just the limited data in your neighborhood the link below is to a summary of MLS activity since 07/01/10 of homes in East Limestone that are similar in age, size and construction as yours. There were nine sales averaging $76 psf with a highest sale at $83 psf. There are a whopping twelve active listings averaging $88 psf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114602351224
The link below is to a summary of all 167 active listings in the greater Huntsville area including Athens. While some of the houses were older and not in the greatest areas, there are some new construction homes in good areas.
Homes For Sale In Huntsville Alabama – Search the huntsville al mls for homes for sale in huntsville al at www. Homesforsalehuntsville. Net. No registration required. Request automated real estate search. Get the market value of your property. Rental homes and property management service.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711460122541
The best way to trouble shoot a listing is on activity. How often is the house shown to prospective buyers? We should consistently see 2 – 3 showings per week. If showings are substantially and consistently lower then either price or marketing are the fault.
There are a couple of local realtor who have to advertise heavily to get business. They claim their “marketing system” is far better than that of any other realtor. They cite skewed data and a long list of marketing venues. Setting aside all the hype, over 95% of all real estate transactions are a result of one realtor or buyer seeing a listing on MLS that was posted by another realtor. If a property is posted on MLS and properly priced it will get showings and a sale will follow. The MLS is so accessible to the public almost every other form of marketing is just marginally effective and a lot of fluff. homes for sale in huntsville
The link below is my attempt to illustrate how to troubleshoot a listing. Pan down past the two testimonials.
http://www.huntsville-homes.com/LookingtoSell
The MLS archive shows you bought the house in 2002 at $109,900 / $70 psf with your seller paying $5,753 of your closing costs. Your breakeven point on a sale assuming standard transaction costs, $3,000 in seller contributions to purchaser closing costs and a $480 home warranty for purchaser would be in the $121,000 range. About 93% of any sale over that amount would be profit.
Unless you have a second mortgage or refinanced and pulled equity from the house, it looks like you have some negotiation room between the break even point and your list price. Everyone’s situation is different and it may be that you need to sell at near the list price.
You may consider offering the house for sale as a lease purchase. to set your house apart form the other 167 listings that are competing for the same buyer. There is an element of risk, the tenant/ buyer must be carefully screened and the legal documents must be precisely done to protect the seller. It is a great marketing tool however. I’ve sold house that have been on the market for over a year in neighborhoods that weren’t selling by marketing them as a lease purchase.
If your situation allows, you may want to wait until the market improves after the 2012 elections. If you need to move now but can’t afford to keep the house empty you may consider renting it for a year or two. Based on experience and the comparable rental homes below, the house would rent in the $1,000 to $1,095 range.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71141254214
We manage almost 400 homes and have 4 realtors, two managers, three office staff and a shared receptionist. If you need help or advice in renting your home, we will be happy to assist. I have a number of clients that self manage their rentals. I help them by marketing their properties online, helping them to screen tenants and by giving them examples of the documents we use. The link below is to a summary of what we do in our property management division.
http://www.huntsville-homes.com/PropertyManagement
I’m sorry you are having trouble in this difficult market but hope that this information helps. Please let me know if there is anything that we can do for you.
I did have a question; Of all the realtors listed in the MLS how did you come to contact us?
This work is not a solicitation for business but only an answer to your inquiry.
Homes For Sale In Huntsville Alabama – Search the huntsville al mls for homes for sale in huntsville al at www. Homesforsalehuntsville. Net. No registration required. Request automated real estate search. Get the market value of your property. Rental homes and property management service.
Right of redemption risk; Homes for sale in Huntsville
Homes for sale in Huntsville; Right of redemption risk Downtown Huntsville AL
I’ve sold several houses in this neighborhood and like the area. I will be happy to meet Joy and take photos. To speed things up I can make a youtube slideshow of the photos and diagram and just email the link.
Example;
Regarding your questions;
(1) We put up a reasonable deposit to secure the house—here that is typically about a ½% of the purchase price or less; say $500 or so.
$250 to $500 will be fine for earnest money.
(2) Get a home inspection done by a professional home inspector—we’ll pay for it as long as it isn’t excessive
I have a couple of home inspectors that I like. We can expect the cost of the inspection to be in the $450 range including radon testing. I always reccomend radon testing and this neighborhood in particular is prone to elevated levels. If the inspector does find elevated levels we can require the seller to have mitigation done. That usually costs under $3,000.
(3) Arrange for 3 bids from reputable construction crews to fix what is critical to rent the house—in other words get it “rent ready” so we can turn it over to you to rent for us until we actually move to Huntsville.
From the limited photos it looks like painting and carpet or refinishing floors is needed. For a rental it might be best to go with an inexpensive carpet and then refinish the floors when you plan on moving in.
(4) Secure financing in advance of the trip if possible—I don’t see a problem in this area, but in today’s economy—who knows! Our credit rating is up there in the 800 range, but I always put this in as a condition just in case a sale won’t close.
Financing has gotten to be more difficult even with lenders I trusted in the past. I have had several recent closings where the lender didn’t request vital information until just before closing. In one of those cases, the loan was declined the day before closing. While it wasn’t my buyer, the lender was one that in the past has been great. I had a closing last week where I was impressed with the lender and loan originator. Please contact Misty below and see what she can do for you. If she can’t help I have a few more contacts.
Misty AndersonRetail Sales Manager
MetLife Home Loans, A Division of MetLife Bank, N.A.100 Washington StreetHuntsville, AL 35801
Direct/Cell: 256-990-1956Office: 256-690-5776Fax: 1-855-269-5209manderson5@metlife.comwww.lo.mlhl.com/manderson
The house is offered by GMAC finance and is probably a foreclosure. Lender will require a foreclosure bond to protect them from the unlikely possibility that the person who lost the house redeems the house within one year of the foreclosure sale. We can expect to pay around $1,800 for the bond and can ask seller to cover that cost.
You do need to be aware that there is some small element of risk for you of a redemption , especially if you make a large down payment. I have never heard of a property being redeemed but is is a possibility.
Alabama has a statutory right of redemption, which would allow a party whose property has been foreclosed to reclaim that property by making payment in full of the sum of the unpaid loan plus costs and necessary repairs within twelve (12) months after the sale.
We might be able to track down the person who lost the house and ask her to sell the right of redemption for a couple hundred dollars. We would need to make sure the lender would accept the sold right of redemption first.
We may also contact GMAC for financing. It will give seller a higher comfort level. I don’t have a personal contact for GMAC but here is the general number.
GMAC Mortgage Corporation
Tel: (256)536-1126
101 Bob Wallace Avenue SouthwestHuntsville, Alabama 35801United States
(5) Once I have that information, Louise and I (or one of us) will fly to Huntsville, do a final inspection and approve or disapprove the purchase of the property.
We will need to make the offer contingent upon your seeing and approving the property. That contingency will make the seller nervous and we will need to set a time frame to remove the contingency. In general we set a 10 day window for the inspection and response. We can usually get the inspection report within 3 days and the radon testing results in about 3 days more.It may be that you can start planning your trip so that it happens within 10 days of having an accepted contract.
The house has been on market after foreclosure since 08/09/11. The person who lost the house had it on and off the market from 09/07/10 to 06/24/11 priced from $147,000 to $142,900. It looks like the previous owner bought the house from a realtor in 2006 for $128,000. Homes for sale in Huntsville It’s a pity she didn’t try to short sale the house to avoid foreclosure.
The link below is to the current and archived listings. There is some additional photography that may be a help to you.
NALMLSReports/ListitLib/show_report.aspx?ID=71146000000
Looking at MLS data for the neighborhood since 07/01/10 there was only one sale at $81 per square foot. It sold in $85 days.
/NALMLSReports/ListitLib/show_report.aspx?ID=71146045812
The link below is to a summary of MLS activity for similar homes in the same middle school district since 07/01/10. The average sold price was $87 psf. The subject house is listed at $71 psf.
nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114602568425
While there is probably still some negotiation room $71 psf is pretty aggressively prices as long as the condition issues are only cosmetic.
Homes for sale in Huntsville; Right of redemption risk
I’ve sold several houses in this neighborhood and like the area. I will be happy to meet Joy and take photos. To speed things up I can make a youtube slideshow of the photos and diagram and just email the link.
Example;
Regarding your questions;
(1) We put up a reasonable deposit to secure the house—here that is typically about a ½% of the purchase price or less; say $500 or so.
$250 to $500 will be fine for earnest money.
(2) Get a home inspection done by a professional home inspector—we’ll pay for it as long as it isn’t excessive
I have a couple of home inspectors that I like. We can expect the cost of the inspection to be in the $450 range including radon testing. I always reccomend radon testing and this neighborhood in particular is prone to elevated levels. If the inspector does find elevated levels we can require the seller to have mitigation done. That usually costs under $3,000.
(3) Arrange for 3 bids from reputable construction crews to fix what is critical to rent the house—in other words get it “rent ready” so we can turn it over to you to rent for us until we actually move to Huntsville.
From the limited photos it looks like painting and carpet or refinishing floors is needed. For a rental it might be best to go with an inexpensive carpet and then refinish the floors when you plan on moving in.
(4) Secure financing in advance of the trip if possible—I don’t see a problem in this area, but in today’s economy—who knows! Our credit rating is up there in the 800 range, but I always put this in as a condition just in case a sale won’t close.
Financing has gotten to be more difficult even with lenders I trusted in the past. I have had several recent closings where the lender didn’t request vital information until just before closing. In one of those cases, the loan was declined the day before closing. While it wasn’t my buyer, the lender was one that in the past has been great. I had a closing last week where I was impressed with the lender and loan originator. Please contact Misty below and see what she can do for you. If she can’t help I have a few more contacts.
Misty AndersonRetail Sales Manager
MetLife Home Loans, A Division of MetLife Bank, N.A.100 Washington StreetHuntsville, AL 35801
Direct/Cell: 256-990-1956Office: 256-690-5776Fax: 1-855-269-5209manderson5@metlife.comwww.lo.mlhl.com/manderson
The house is offered by GMAC finance and is probably a foreclosure. Lender will require a foreclosure bond to protect them from the unlikely possibility that the person who lost the house redeems the house within one year of the foreclosure sale. We can expect to pay around $1,800 for the bond and can ask seller to cover that cost.
You do need to be aware that there is some small element of risk for you of a redemption , especially if you make a large down payment. I have never heard of a property being redeemed but is is a possibility.
Alabama has a statutory right of redemption, which would allow a party whose property has been foreclosed to reclaim that property by making payment in full of the sum of the unpaid loan plus costs and necessary repairs within twelve (12) months after the sale.
We might be able to track down the person who lost the house and ask her to sell the right of redemption for a couple hundred dollars. We would need to make sure the lender would accept the sold right of redemption first.
We may also contact GMAC for financing. It will give seller a higher comfort level. I don’t have a personal contact for GMAC but here is the general number.
GMAC Mortgage Corporation
Tel: (256)536-1126
101 Bob Wallace Avenue SouthwestHuntsville, Alabama 35801United States
(5) Once I have that information, Louise and I (or one of us) will fly to Huntsville, do a final inspection and approve or disapprove the purchase of the property.
We will need to make the offer contingent upon your seeing and approving the property. That contingency will make the seller nervous and we will need to set a time frame to remove the contingency. In general we set a 10 day window for the inspection and response. We can usually get the inspection report within 3 days and the radon testing results in about 3 days more.It may be that you can start planning your trip so that it happens within 10 days of having an accepted contract.
The house has been on market after foreclosure since 08/09/11. The person who lost the house had it on and off the market from 09/07/10 to 06/24/11 priced from $147,000 to $142,900. It looks like the previous owner bought the house from a realtor in 2006 for $128,000. Homes for sale in Huntsville It’s a pity she didn’t try to short sale the house to avoid foreclosure.
The link below is to the current and archived listings. There is some additional photography that may be a help to you.
NALMLSReports/ListitLib/show_report.aspx?ID=71146000000
Looking at MLS data for the neighborhood since 07/01/10 there was only one sale at $81 per square foot. It sold in $85 days.
/NALMLSReports/ListitLib/show_report.aspx?ID=71146045812
The link below is to a summary of MLS activity for similar homes in the same middle school district since 07/01/10. The average sold price was $87 psf. The subject house is listed at $71 psf.
nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114602568425
While there is probably still some negotiation room $71 psf is pretty aggressively prices as long as the condition issues are only cosmetic.
Homes for sale in Huntsville; Right of redemption risk
Friday, August 12, 2011
Homes for rent in Huntsville; Lease pyrchase possible Maysville
NE Madison County rental; Lease purchase possible, Maysville, Ryland, Central area August 12, 2011
Filed under: Uncategorized — Philip Winburn @ 7:11 pm Edit ThisTags: homes for sale in Huntsville, Huntsville AL MLS homes for sale real estate
$1,195 Huntsville, AL 35811
Presented by: Christina Winburn
Philip Winburn / Rosenblum Realty Inc.
(256) 65-2-7354
138 SPRING FARM ROAD
Bedrooms: 4- Full bathrooms: 2- – Square footage: 1997 *MOL-
- – -
Visit us at www.Huntsville-Homes.com
20 Min. to Redstone Arsenal! Friendly neighborhood.
Great place to raise kids. Full Brick with new roof, new vinyl, new carpet and hardwoods! Oversized great room, soaring ceilings, traditional wood burning fireplace & large bedrooms. Master suite w/glamour bath, whirlpool & large walk-in closet. Kitchen has beautiful cherry cabinets, a bar, & breakfast area. Enjoy your private yard with view of pasture, fenced yard & sprinkler sytem! Security System.
LEASE PURCHASE POSSIBLE AT $173,000Follow link for information on Lease Purchase transactions.
PLEASE CALL CHRISTINA AT 256-652-7354 FOR INFORMATION AND SHOWINGS.
Foyer 10 x 3MasterBR 18 x 13Bedroom2 12 x 12Dining 12 x 12Bedroom3 12 x 10Bedroom4 13 x 12Great 22 x 14Kitchen 11 x 11Brkfst 11 x 11
All of our available houses are posted.
Properties are shown by appointment only. Weekend schedules, especially holiday weekends fill well in advance.
Maps and driving directionsare available on links at the top of our website’s rental houses listings.
The application fee is $20 per adult and is non-refundable. The application can be printed from the PDF file at the link on the top of our Rental houses page. Instructions on submitting the rental application are provided on the application.
The security deposit is equal to one month’s rent. Security deposits and the first month’s rent must be paid in certified funds.
On properties that allow pets they are accepted on a case-by case basis. Smaller and older pets are preferred. Pit Bulls, Rottweilers and Mastiffs are rarely accepted. The refundable pet deposit is normally $200 per pet. In the case of larger and / or younger pets the deposit may be increased.
We may have pending rental applications or leases on posted propertiesand will continue to market houses until we have a signed lease and security deposit. We can hold an available property for a maximum of two weeks with a signed lease and security deposit.
All of our homes are non-smoking. Smokers must only smoke out of the house only. Costs to remove smoke odor and staining can be substantial.
AT ANY GIVEN TIME WE HAVE ABOUT TWO DOZEN AVAILABLE PROPERTIES WITH MORE BEING ADDED EACH WEEK.
CRAIG’S LIST AND OFF SITE VIEWERS.
Our houses often rent very quickly and this house may no longer be available. Please follow the link to see all of our available
HUNTSVILLE HOMES FOR RENT ( http://www.huntsville-homes.com/RentalHomes)
AVOID FRAUD
We have found our properties posted on Craig’s List and other sites by someone else who is not the owner or the manager. They list the property for far less than the market value and after getting personal information from the victim ask them to mail money. They even go to the trouble of looking up the owner’s name in tax records, making up a false email address that includes the owner’s name and pose as the owner. Use caution
Presented by: Christina Winburn
Philip Winburn / Rosenblum Realty Inc.
(256) 65-2-7354
www.Huntsville-Homes.com
We are pledged to the letter and spirit of U.S. policy for the achievement of equal opportunity housing opportunity throughout the nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin. Equal Housing Opportunity Slogan: “Equal Housing Opportunity.”
Huntsville Homes For SaleHuntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
Huntsville AL MLS homes for sale real estateHuntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
Filed under: Uncategorized — Philip Winburn @ 7:11 pm Edit ThisTags: homes for sale in Huntsville, Huntsville AL MLS homes for sale real estate
$1,195 Huntsville, AL 35811
Presented by: Christina Winburn
Philip Winburn / Rosenblum Realty Inc.
(256) 65-2-7354
138 SPRING FARM ROAD
Bedrooms: 4- Full bathrooms: 2- – Square footage: 1997 *MOL-
- – -
Visit us at www.Huntsville-Homes.com
20 Min. to Redstone Arsenal! Friendly neighborhood.
Great place to raise kids. Full Brick with new roof, new vinyl, new carpet and hardwoods! Oversized great room, soaring ceilings, traditional wood burning fireplace & large bedrooms. Master suite w/glamour bath, whirlpool & large walk-in closet. Kitchen has beautiful cherry cabinets, a bar, & breakfast area. Enjoy your private yard with view of pasture, fenced yard & sprinkler sytem! Security System.
LEASE PURCHASE POSSIBLE AT $173,000Follow link for information on Lease Purchase transactions.
PLEASE CALL CHRISTINA AT 256-652-7354 FOR INFORMATION AND SHOWINGS.
Foyer 10 x 3MasterBR 18 x 13Bedroom2 12 x 12Dining 12 x 12Bedroom3 12 x 10Bedroom4 13 x 12Great 22 x 14Kitchen 11 x 11Brkfst 11 x 11
All of our available houses are posted.
Properties are shown by appointment only. Weekend schedules, especially holiday weekends fill well in advance.
Maps and driving directionsare available on links at the top of our website’s rental houses listings.
The application fee is $20 per adult and is non-refundable. The application can be printed from the PDF file at the link on the top of our Rental houses page. Instructions on submitting the rental application are provided on the application.
The security deposit is equal to one month’s rent. Security deposits and the first month’s rent must be paid in certified funds.
On properties that allow pets they are accepted on a case-by case basis. Smaller and older pets are preferred. Pit Bulls, Rottweilers and Mastiffs are rarely accepted. The refundable pet deposit is normally $200 per pet. In the case of larger and / or younger pets the deposit may be increased.
We may have pending rental applications or leases on posted propertiesand will continue to market houses until we have a signed lease and security deposit. We can hold an available property for a maximum of two weeks with a signed lease and security deposit.
All of our homes are non-smoking. Smokers must only smoke out of the house only. Costs to remove smoke odor and staining can be substantial.
AT ANY GIVEN TIME WE HAVE ABOUT TWO DOZEN AVAILABLE PROPERTIES WITH MORE BEING ADDED EACH WEEK.
CRAIG’S LIST AND OFF SITE VIEWERS.
Our houses often rent very quickly and this house may no longer be available. Please follow the link to see all of our available
HUNTSVILLE HOMES FOR RENT ( http://www.huntsville-homes.com/RentalHomes)
AVOID FRAUD
We have found our properties posted on Craig’s List and other sites by someone else who is not the owner or the manager. They list the property for far less than the market value and after getting personal information from the victim ask them to mail money. They even go to the trouble of looking up the owner’s name in tax records, making up a false email address that includes the owner’s name and pose as the owner. Use caution
Presented by: Christina Winburn
Philip Winburn / Rosenblum Realty Inc.
(256) 65-2-7354
www.Huntsville-Homes.com
We are pledged to the letter and spirit of U.S. policy for the achievement of equal opportunity housing opportunity throughout the nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin. Equal Housing Opportunity Slogan: “Equal Housing Opportunity.”
Huntsville Homes For SaleHuntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
Huntsville AL MLS homes for sale real estateHuntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
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