http://www.ascensionrealestateappraisers.com/ – Geismar Dutchtown Home For Sale: 37235 Audubon Park Ave, Geismar, LA 70734

From Youtube:

“37235 Audubon Park Ave Geismar, LA Sterling Hall Emerge Properties of LA http://www.realestatebook.com/homes/l… Nestled off Millerville in a quiet newer neighborhood that rarely has homes for sale! You can’t help but notice the great curb appeal of the landscaping (includes a professionally installed sprinkler system for flower beds). This is one of the only homes that has the benefits of a gutter system. The home makes great use of every square foot available. Entering through the grand front door, the separate formal dining room/study is located at the front of the home with a great vaulted ceiling. To the left, you will find the two additional spacious bedrooms, full bathroom and pass through laundry to the 2 car garage. Entering the entertaining area of the home, you will find the great space shared by the open kitchen, breakfast area and the large living room. The kitchen has features that include: ceramic tile counters, great breakfast bar and additional counter space, sleek black appliances, double door pantry, recessed lighting and an abundance of cabinet space. The living room must-haves include wood floors, multiple windows for added natural lighting and a corner gas ventless fireplace. Off the living room is the owners retreat with a master bedroom large enough for all of your furniture, a master bathroom with his/her sinks, private water closet, corner tub, separate shower and a huge master closet! Heading upstairs will take you right into the bonus room perfect for a game room, media room, or even additional bedroom.”

http://www.homeappraisalsbatonrouge.com/ – Does a garbage disposal have to work for a Greater Baton Rouge FHA loan?

As a State Certified Home Appraiser in Louisiana and FHA/HUD approved appraiser since 1996, I can validate that FHA Home Loans have strict requirements of operational mechanical systems placed upon the home appraiser to inspect and verify. While home appraisers aren’t necessarily “home inspectors”, FHA home appraisers are required to verify that mechanical systems are functioning properly and that they would appear to have a reasonable life left.

HUD or FHA Home Appraisers are expected to be well versed on 2 major manual plus keeping up the “Mortgagee Letters” that offer amendments and updates to HUD policy. In fact, the statement many lenders want placed in reports is, “Condition: Overall Condition is: Average. No major repairs or functional inadequacies. MEETS FHA/RD MINIMUM STANDARDS for existing dwellings as outlined in HUD Handbooks 4150.2 and 4905.1 Requirements and all applicable Mortgage Letters). SFR Dwelling was determined to be decent, safe and sanitary. Subject is connected to public or community sewer. Mechanical Systems were on and operational. Attic was inspected and appears to individually meet FHA requirements.” No, the lenders don’t tell us to use “Average” but to state a condition rating. And, FMHA or Rural Development and VA loans also have these same requirements as well.

So, can a inoperable garbage disposal hold up an FHA loan closing until repaired? There are four (4) national HUD HOC’s or Homeownership Centers in the U.S.. For Louisiana, the HUD HOC is located in Denver, CO. I called the Denver HOC Appraiser Tech Support Department at 1-800-543-9378 for a verifiable answer to this question. I spoke with “Gary” and he said that NO, the inoperable garbage disposal WILL NOT HOLD UP A CLOSING because FHA doesn’t require appliances to be installed in homes. Gary said that includes Range/Ovens, Dishwashers or Garbage Disposals. Gary said that this is a “condition” issue and that FHA appraisers should apply deductions to the subject property if the comps used have appliances and superior functioning appliances.

BEFORE YOU BUY THAT HOME, GET A HOME INSPECTION!

In the early 2000′s with FHA’s introduction of the HUD Form “HUD-92564-CN” For Your Protection: Get A Home Inspection, FHA made the distinction between the home appraiser and the home inspector and strongly recommended home buyers obtain a home inspection. This appraiser also recommends you obtain a home inspection as well to know the true condition of mechanical system and a more accurate remaining economic life. Home appraisers are fairly limited on their knowledge of such systems but home inspectors are trained to know these systems and know them very well.

Just remember that if you as a home buyer receive notice that there are FHA mandated repairs on the home being purchased, know that this is for your benefit and that generally the seller will be required to repair these items prior to closing.

Bill Cobb, with Accurate Valuations Group, is a long time FHA Home Appraiser within the Greater Baton Rouge housing market. Bill can be contacted at 225-293-1500 or info@accuratevg.com .

First Garbage Disposal Source Photo: http://www.thehandyblog.com/disposal.php

Second Garbage Disposal Source Photo: http://appliancefactory.com/

http://www.batonrougerealestateappraisers.net/ – Tremendous Opportunity in Greater Baton Rouge Pre-Foreclosures – Buyer Beware!

Tremendous Opportunity in Pre-Foreclosures – Buyer Beware! This was an email I received today and found the advice helpful!

“Real estate professionals, investors, and others that know a good opportunity when they see one, realize that today’s real estate market holds tremendous potential for helping them to reach their financial goals. If you’re thinking about jumping into this market, it’s important that you do your homework before investing, to ensure that you’re as happy after your purchase as you were before. Here are some pitfalls to avoid if you’re thinking about jumping into today’s market.

Don’t Get Loan Pre-Approval – One of the fastest ways of failing with a pre-foreclosure investment is by having no clear idea of how you’ll close the deal. Lenders want to know that they’re dealing with legitimate buyers. One of the best ways of establishing credibility with the lender in a pre-foreclosure property is to know how much you can spend. This will also allow you to pull the trigger quickly once the lender says it’s a go, which is critically important for lenders that need to move quickly.

Avoid Getting Accurate Comps – Comps – also known as comparative values – are used by potential buyers and lenders in establishing the actual value of a property. If your comparative values are flawed, you might overpay for the property, and not know it until it’s too late. Determining property value is somewhat formulaic; plug in the wrong number and the results are as deeply flawed as any politician.

Invest in High-foreclosure Areas – One of the quickest ways to get in over your head with pre-foreclosures is by investing in high-foreclosure areas. While the prospect of multiple properties in a given neighborhood might have some appeal, a closer examination of the facts shows that this is a bad investment strategy for one very good reason: too many foreclosures can mean that property values are going to decline even more, leaving you in control of a property that is worth less than you paid for it.

Guess at Repair Costs – This sounds like a no-brainer, but some investors have purchased real estate site unseen. With better market conditions, it might have made sense, but in today’s environment, you must know what your repair costs will be. Pre-foreclosures have a higher incidence of deferred maintenance and other repair issues, but in most cases, you can inspect the property prior to making a purchase decision. Take advantage of this opportunity, and accurately estimate repair costs. You’ll be in a better position to make a decision as to whether you want to move forward once you’re armed with the facts.

There are no guarantees when buying pre-foreclosures. This type of investment is relatively simple: Locate pre-foreclosure properties, negotiate a short sale (or other purchase) transaction with the borrower and their lender, close the deal, and either hold it for cash flow and potential appreciation or sell it for a quick profit (assuming you can buy it at a price that permits a fast re-sale at a good price). But to find pre-foreclosures, you need information, the kind you can find at www.defaultresearch.com“

http://www.ascensionrealestateappraisers.com/ – Geismar Dutchtown Real Estate Trends: Old Mill Subdivision 2010 Update

Solds In Old Mill Subdivision from 1/2010 to 10/02/2010 revealed:
Average Sales Price: $238,985
Average Sold Price Per Sq. Ft.: $126/sf ($124/sf in 2009)
Median Sold Price: $239,900 ($249,950 in in 2009)
Number of Sales: 13 (Only 10 Sales In 2009)
Average Number of Days On Market: 61
Low To High: $225,000 to $257,000
Number of Sold REO/Foreclosures Noted In MLS: 0
Current # Listings: 10, 0 Are Foreclosures
Current Listings Prices: $223,000 To $257,900

Data for the market update was used with permission of the GBRAR MLS. Data is from 1/1/2005 to 10/02/2010, extracted on 10/02/2010.

http://www.batonrougebpoappraisals.info/ - Home Of The Greater Baton Rouge Similar Sales Desktop Valuation Reports (SSDVR) – Compliant With USPAP & Fannie Mae & Freddie Mac, 225-293-1500

Welcome To The $100. 00 Greater Baton Rouge Comparable Sales Reports! Greater Baton Rouge Comparable Sales Reports Is A Desktop Appraisal Service Performed By William D. Cobb with Accurate Valuations Group, Serving East & West Baton Rouge Parish, Northern Ascension Parish and Western Livingston Parish. William Uses An Approved Fannie Mae & Freddie Mac Appraisal Form (SSDVR) To Complete This Report.

What Is An SSDVR Report? A desktop appraisal report conducted by Louisiana State Certified Appraiser, William D. Cobb, CREA, License #R0851. Bill will drive-by the home being appraised, rely upon the physical data the client provides, research the MLS database, select the 3 most similar and competitive sales/comps and render a value opinion.

http://www.ascensionrealestateappraisers.com/ – Geismar Dutchtown Louisiana Ascension Parish Real Estate Home Selling Tips: 4 Ways To Sell Your Home Faster. This article was written for homeowners and may be helpful for Real Estate Agents as well.

CBS Money Watch is reporting on 4 Ways To Sell Your Home Faster! Click the blue link to read the article! Here’s a snippet:

“Home sellers, buckle up: Spring selling season is here, and it’s going to be a bumpy ride.

For now, the April 30 deadline for closing on a house to claim the home buyer tax credit is boosting sales. But with mortgage rates edging up, deals are fragile and lenders are on edge. “Last-minute glitches are holding up things far longer than we have ever seen before,” says Michael Onorato, president of the Illinois Association of Realtors.

Just because you have a real estate agent, that doesn’t mean you can sit back and let the pro sell your house. To get top dollar, you’ll need to take control of the relationship and micro-manage like nobody’s business. Follow these four steps to sell your house fast.“

The 4 Ways To Sell Your Geismar Dutchtown Lousiana Ascension Parish Home Faster:

1.) Keep Your Agent on a Tight Leash

2.) Prove Your Home’s Value

3.) Get a Fair Appraisal

4.) Get Your Home Staged

http://www.ascensionrealestateappraisers.com/ – Gonzales Louisiana Ascension Parish Real Estate Home Selling Tips: 4 Ways To Sell Your Home Faster. This article was written for homeowners and may be helpful for Real Estate Agents as well.

CBS Money Watch is reporting on 4 Ways To Sell Your Home Faster! Click the blue link to read the article! Here’s a snippet:

“Home sellers, buckle up: Spring selling season is here, and it’s going to be a bumpy ride.

For now, the April 30 deadline for closing on a house to claim the home buyer tax credit is boosting sales. But with mortgage rates edging up, deals are fragile and lenders are on edge. “Last-minute glitches are holding up things far longer than we have ever seen before,” says Michael Onorato, president of the Illinois Association of Realtors.

Just because you have a real estate agent, that doesn’t mean you can sit back and let the pro sell your house. To get top dollar, you’ll need to take control of the relationship and micro-manage like nobody’s business. Follow these four steps to sell your house fast.“

The 4 Ways To Sell Your Gonzales Ascension Parish Home Faster:

1.) Keep Your Agent on a Tight Leash

2.) Prove Your Home’s Value

3.) Get a Fair Appraisal

4.) Get Your Home Staged

http://www.ascensionrealestateappraisers.com/ – Northern Ascension Parish Louisiana Real Estate Appraisers – Accurate Valuations Group 225-293-1500. Prairieville, Gonzales, Geismar, Sorrento, Dutchtown, Saint Amant Louisiana.

http://www.ascensionrealestateappraisers.com/ – Ascension Parish FHA Appraisers: Ascension Parish Market Stats for January 2010. Local Ascension Realtor, Kristina Cusick, is reporting on January 2010 Ascension Parish Housing Statistics.

“Monthly Sales were 69 units. Comparison to last month: Decreased 25% from 92 units. Comparison to this month last year: Increase 13% from 60 Units.

Average Sold Price was $208,242. Comparison to last month: Increased 11% from $186,342. Comparison to this month last year: Increased % from $207,265.

Current Inventory is 8.85 months. Comparison to last month: Increased from 6.53 months. Comparison to this month last year: Decreased from 11.68 months.

Average Days on Market were 92. Comparison to last month: Increased from 67 days. Comparison to this month last year: Held steady at 92 days.“

What do all of these numbers mean? Read Kristina Cusick’s analysis here On Jambalaya Wire! You can also be a fan of Jambalaya Wire on Facebook! http://www.facebook.com/JambalayaWire

http://www.ascensionrealestateappraisers.com/ - Ascension Parish FHA Home Real Estate Appraisers – Accurate Valuations Group