the real deal on bankowned, short sales and government owned property in Hampton Roads
the real estate deal
A Y BU D TO NE E W OW ID O - NS H D I U E H M HO
Dear Reader: Welcome to the real deal in real estateThe Real Estate Deal Magazine. Your easy to read guide to purchasing government owned, bank owned and short sale real estate. Over 18 years ago, I purchased my first HUD home. I recall eagerly awaiting the new listings to appear in the daily newspaper. Times have differently changed! HUD homes now come on market daily and HUD homes throughout the United States are all on one website: www.hudhomestore.com. Can I mention the choices today in scratch & dent homes- with the surge other types of government and bank owned homes that are on the market a buyer has variety. My goal as a licensed Virginia Realtor is to get you the information that you need. Each property featured in The Real Estate Deal can be clicked on for more information. (Use your cursor to scroll over or look for highlighted text) Each issue will offer useful resources that will connect you directly to financing, how to, and anything real estate. Please feel free to send me your feedback/suggestions on The Real Estate Deal to me@sharirocks.com. For a limited time, you can sign up for either a six month (owner occupant) or twelve month (investor) subscription at NO COST! That’s rightcompletely FREE, no obligation. (see page 18)
Inside WANT TO READ how to buy a hud home ... 3 5 steps process to renovation loans ... 5 renovation loans for investors ... 7 buying a freddie mac home ... 9 5 steps to buying a short sale ... 13 ďŹ nd the right hud home today ... 15 WANT TO FIND REAL ESTATE chesapeake ... 10-11 hampton ... 4-5 newport news ... 6-7 portsmouth ...12 smithďŹ eld .... 8 suolk ... 11 virginia beach ... 16-17 williamsburg, york county ... 8
I am looking forward to making your next real estate purchase ROCK! Sincerely,
Shari  Rocks Shari Rocks VA Lic: 0225196197 Realtor Native American Group Realty
Contact Me Shari Rocks Direct 757-986-9125 Twitter #yessharirocks www.sharirocks.com www.sharirocks.com
As a HUD-registered licensed Virginia and North Carolina broker we are authorized to sell, show and advertise HUD owned properties. We may not be the listing broker on any or all of the properties advertised in The Real Estate Deal. All information provided in The Real Estate Deal is deemed reliable but is not guaranteed and should be independently verified. Shari Rocks is a licensed Virginia Realtor with Native American Group Realty, a licensed Virginia and North Carolina firm located at 5224 Indian River Road, Suite 104, Virginia Beach, VA. 23462. Note that HUD owned properties come on and off the market daily. For up to date availability, please visit www.hudhomestore.com or email me@sharirocks.com. HUD properties are offered for sale to qualified purchasers without regard to the prospective purchaser’s race, color, religion, sex, disability, familial status or national origin. HUD reserves the right to reject any and all offers or to withdraw a property prior to bid opening. Accuracy of information contained in this advertisement is not guaranteed. Properties may contain zoning and code violations as well as defects which could effect the purchaser’s health or safety. It is the purchaser’s responsibility to satisfy himself as to accurate information and property condition, including any possible zoning and code violations. 2
How to Buy A HUD HOME A HUD home is nothing more than a house that was purchased with an FHA loan that has since fallen into foreclosure. The Department of Housing & Urban Development defines HUD homes on their site www.hud.gov as “When someone with a HUD insured mortgage can’t meet the payments, the lender forecloses on the home; HUD pays the lender what is owed; and HUD takes ownership of the home. Then sell it at market value as quickly as possible.”
Buying a HUD Home Anyone can buy a HUD home HUD homes can be purchased by anyone. While many homes are affordable, this is not a low-income program. Homes may be bought by owner-occupants (who have an initial priority bid period for 30 days), and by investors, who can then bid along with owner occupants. HUD homes are sold at market value HUD homes are initially priced for sale at the appraised market value. The buyer may offer any price, but HUD will only agree to offers that provide an acceptable return. Price reductions may take place later if the home does not sell.
HUD homes are sold "As Is"
It is extremely important to understand that HUD homes are sold in "as is" condition. This means that the condition of the home when you see it is what you will be buying. HUD makes no warranties, does not guarantee the condition of any home, and does not verify that it complies with any local code or zoning requirements. You must make any necessary repairs after the purchase. HUD may make, or give you an
allowance for, major system or safety repairs only if you are purchasing with an FHA-insured loan. It is very important that you get a Home Inspection by a licensed professional prior to closing on the sale.
Deadlines must be met
When you buy another type of home, you can usually negotiate the contract and other transaction items over an unspecified period of time. When purchasing a HUD home, this is not possible. In order to be fair to all purchasers, HUD has imposed timetables that must be met, or your bid or contract will be cancelled and the home returned to the market. Once your bid is acknowledged as the highest net to HUD, for example, your agent must send in a correct contract within 48 hours or the bid will be cancelled. Generally, closing occurs within 45 days.
HUD will pay some closing and sales commission costs
Generally, HUD will pay up to 3% of your broker commission cost. In addition, HUD will pay up to 3% for standard closing cost items. These items are designated by the buyer and may include discount points, loan fees, title costs, surveys, and other items. HUD will also generally pay any outstanding seller costs such as outstanding tax or utility bills which relate to HUD's ownership.
HUD homes can be found online There used to be a different site for different areas of the country, but it’s been consolidated into one website: www.hudhomestore.com.
HUD Resources Search all HUD homes available www.hudhomestore.com Buying a Home http://portal.hud.gov/hudportal/HUD?src=/topics/buying_a_home Rehab a Home with HUD’s 203(K) program http://portal.hud.gov/hudportal/HUD? src=/program_offices/housing/s/203k/203kabou 3
The City of Hampton OPEN TO ALL BIDS
541-677760 3 bed 2.5 bath List Price: $75,000 Escrows: $1300 Un-repaired Value: $73,700
LOTTERY until 2/28/13
541-6740972 4 bed 2 bath List Price: $110,000 Uninsured
541-747130 2 bed 1 bath List Price: $67,000 Escrows: $4100 Un-repaired Value: $62,900
OPEN TO ALL BIDS
OPEN TO ALL BIDS
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541-749287 3 bed 1 bath List Price: $81,000 Escrows: $1150 Un-repaired Value: $79,850
541-760825 3 bed 2 bath List Price: $50,000 Uninsured
541-773606 3 bed 1 bath List Price: $110,000 Escrows: $550 Un-repaired Value: $109,450
541-873409 2 bed 1 bath List Price: $35,000
541-805856 3 bed 1 bath List Price: $62,000 Escrows: $1870 Un-repaired Value: $60,130
541-828151 4 bed 2.5 bath List Price: $150,000 Escrows: $1485 Un-repaired Value: $148,515
ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. HUD-owned properties come available daily. We may not be the listing agent. HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin.
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OPEN TO ALL BIDS
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541-862450 2 bed 2 bath List Price: $93,600 Escrows: $2000 Un-repaired Value: $115,000
5 STEP Process to Renovation Loans 1. Meet with your loan officer to get pre-approved for the FHA loan ey will go over a loan application and will review documentation that supports your application to determine the amount you will be approved for. ey will discuss your different loan options and determine the best loan program to fit your needs. NOTE: e purchase contract should clearly indicate the loan type to be an FHA 203(k).
2. Your purchase contract is accepted by the seller Your Realtor will forward the accepted contract to your loan officer to set up your financing file. is is when the clock starts ticking. You will need to get with your contractor and/or your FHA consultant to finalize the estimate and scope of work in which is going to be done. Any other required or desired inspections, such as a home inspection, termite inspection, well or septic inspections, roof inspection or HVAC inspections, will be ordered at this time.
3. Choose your contractor and obtain bids 541-677760 3 bed 2.5 bath List Price: $95,000 Escrows: $825 Un-repaired Value: $94,175 OPEN TO ALL BIDS
You must research and select contractors with whom you will feel comfortable. Contractors must provide specific documentation as previously listed to be accepted for use in the renovation program. You will need to provide a complete contractor package for each contractor completing work on this project.
4. Insurance In most cases, a homeowners policy will suffice. On some occasions a builders policy will be required. An insurance agent can provide guidance here.
5. Once all conditions to the loan have been met, the loan will close 541-775301 4 bed 3.5bath List Price: $221,000
At closing the seller and Realtors are paid in full. e funds for the repairs are placed in an escrow account. If mortgage payments are included in the escrow, the payments will be paid when they are due. Repairs must start within 30 days of closing and be completed within six months.
Resources More information on FHA 203 (k) loan http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/203k/203kabou The Dream Remodel Loan as featured on DIY, HGTV, TLC https://www.prospectmortgagedirect.com/dream-remodel/
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Newport News OPEN TO ALL BIDS
541-726120 2 bed 1 bath List Price: $67,000 Escrows: $1375 Un-repaired Value: $65,625
OPEN TO ALL BIDS
541-781925 3 bed 2 bath List Price: $139,500 Escrows: $385 un-repaired Value: $139,115
LOTTERY until 3/05/13
541-789359 3 bed 1 bath List Price: $28,000 Uninsurable
OPEN TO ALL BIDS
541-806203 3 bed 2 bath List Price: $130,000 Escrows: $2640 Un-repaired Value: $127,360
541-830399 3 bed 2.5 bath List Price: $182,000 Uninsured
541-853827 3 bed 1.5 bath List Price: $120,000 Escrows: $3,300 Un-repaired Value: $116,700
541-855453 3 bed 2.5 bath List Price: $160,000
541-838082 2 bed 2 bath List Price: $43,000
OPEN TO ALL BIDS
541-856753 4 bed 2 bath List Price: $45,000 Escrows: $4037 Un-repaired Value: $40,963
ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent. HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin. 6
OPEN TO ALL BIDS
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541-869211 4 bed 2 bath List Price: $149,000 Escrows: $800 Un-repaired Value: $148,200
541-870389 4 bed 2.5 bath List Price: $190,000 Escrows: $330 Un-repaired Value: $189,670
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541-888803 4 bed 2 bath List Price: $162,000 As is Value: $180,000
Renovation Loans for Second Homes & Investors
541-867206 3 bed 2.5bath List Price: $165,000 Uninsurable
HomeStyle® Mortgage offers borrowers of all income levels up to 90 percent financing for the purchase and improvement of a home. Financing is based on the "as-completed" appraised value of the home, and borrowers can use up to 50 percent of that value for improvements or repairs. Fannie Mae does not specify which improvements a borrower may or may not finance. is means that the improvement funds can be used for "cosmetic" purposes such as carpeting and various kinds of remodeling. ere is no minimum amount that needs to be spent on repairs. e improvements should be performed by contractors who are licensed, registered, or certified or have the highest level of certification required.
HomeStyle® Mortgage: Key facts This mortgage is available to owner-occupants, purchasers of second homes and investors. Eligible properties are one- to four-unit homes, condominiums, and PUDs. Maximum loan amount may not exceed Fannie Mae's conforming loan limits. Maximum renovation amount is 50 percent of the as-completed value of the property. Qualifying ratios are 28/36. Loans are fixed-rate mortgages or rate capped ARMs, fully amortizing with terms between 15 and 30 years. • A contingency reserve equal to 10 percent of the cost of the renovation is required, and may be financed out of the loan proceeds • • • • • •
Resources Homestyle® Renovation Mortgage Information Sheet https://www.fanniemae.com/content/fact_sheet/homestyle-renovation-factsheet.pdf For a Homestyle® Lender CLICK HERE 7
Greater Williamsburg
541-855680 3 bed 1bath List Price: $132,500 Escrows: $500.00 Un-repaired Value: $132,000
Do  you  know  someone  that  is  currently  looking  to  purchase  a  home?   Please  share  The  Real  Estate  Deal  with  your  friends  or  family  members  via  Facebook,  Twitter,  or  email  and  help  them  on  their  way  to  affordable  homeownership.
Smithfield
541-738938 3 bed 3 bath List Price: $175,000 Escrows: $2200 Un-repaired Value: $172,800
541-8364334 3 bed 1 bath List Price: $85,000 Escrows: $110.00 Un-repaired Value: $84,890
541-842701 3 bed 2.5bath List Price: $240,000
î‚Šese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you ďŹ nd of interest on the site. We may not be the listing agent. HUD properties are oered for sale to qualiďŹ ed purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin. 8
The HomeSteps速 Difference HomeSteps, the Freddie Mac real estate sales unit, strives to have the best property and sales standards in the country. In order to accomplish this, they require that their supplier network adhere to HomeSteps Good Neighbor Practices. Good Neighbor Practices are intended to protect neighborhood values by requiring that agents show clean and maintained homes and sell them at market prices. Once HomeSteps acquires a home, it is submitted to the following procedures: 1. The home is secured 2. Trash is removed from the interior/exterior 3. The lawn is properly maintained and is followed up by weekly maintenance 4. Exterior/interior cleaning is initiated Good Neighbor Practices also include: 1 2 3 4
Maintaining a staff of Regional Area Managers who conduct random property inspections and provide listing brokers with scorecards on security of the home, exterior/interior cleaning, active utilities and proper signage Conducting regular communication and training with our listing brokers and property maintenance vendors Empowering our listing brokers to immediately address safety concerns Hosting a toll-free customer hotline to answer questions about our homes
To find available Homestep homes, visit them online at www.homesteps.com or call Shari Rocks at 757-986-9125, The Only Realtor Concierge, providing outstanding service with attention to details in buying real estate.
Featured HomeStep/Freddie Mac Home 205-H Amersham Way Yorktown
List $109,900 2 bed / 2.5 bath
CALL FOR SHOWING! 757-986-9125
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Chesapeake
541-770193 2 bed 2 bath List Price: $133,000 Escrows: $700.00 Un-repaired Value: $132,300
541-774977 3 bed 1 bath List Price: $85,000 Escrows: $3000.00 Un-repaired Value: $82,000
541-803399 4 bed 3 bath List Price: $205,000 Escrows: $3960.00 Un-repaired Value: $201,040
OPEN TO ALL BIDS
541-827598 4 bed 2.5 bath List Price: $118,000 Escrows: $1045.00 Un-repaired Value: $116,955
541-870811 3 bed 1 bath List Price: $62,000 Escrows: $4455.00 Un-repaired Value: $57,545
541-836339 3 bed 2 bath List Price: $190,000 OPEN TO ALL BIDS
541-922442 4 bed 2.5 bath List Price: $350,000 Uninsured
541-847109 5 bed 3.5 bath List Price: $189,000 Escrows: $225.00 Un-repaired Value: $188,775
541-928011 4 bed 2 bath List Price: $220,000 Escrows: $275.00 Un-repaired Value: $219,725
ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent. HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin. 10
OPEN TO ALL BIDS
541-929437 2 bed 1 bath List Price: $106,000 Escrows: $990.00 Un-repaired Value: $105,910
Accepted HUD bids are displayed for 14 days after the property has gone under contract. After the 14 day period, bid acceptance information for the property will no longer be displayed. Click HERE to Access NOW
Suffolk OPEN TO ALL BIDS
No Two Homes Are Created Equal... HUD Homes www.hudhomestore.com
541-754452 4 bed 2.5 bath List Price: $138,000 Escrows: $1350.00 Un-repaired Value: $136,650
541-802730 4 bed 3 bath List Price: $213,860 Escrows: $1100.00 Un-repaired Value: $262,900
USDA/Rural Development Homes http://www.resales.usda.gov/ resales/index.jsp Fannie Mae Owned Homes www.homepath.com Freddie Mac Owned Homes www.homesteps.com
INVESTORS!!!!! I know what you are looking for GIVE ME A CALL 757-986-9125
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Portsmouth
541-768221 2 bed 2 bath List Price: $85,000 Escrows: $275.00 Un-repaired Value: $84,725
541-787860 3 bed 1.5 bath List Price: $70,000 Escrows: $1100.00 Un-repaired Value: $68,900 OPEN TO ALL BIDS
541-793418 4 bed 1 bath List Price: $50,000 Escrows: $1045.00 Un-repaired Value: $48,955 OPEN TO ALL BIDS
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541-802581 3 bed 2 bath List Price: $79,900 Escrows: $5,280 Un-repaired Value: $74,620 LOTTERY until 3/01/13
541-843896 3 bed 2 bath List Price: $112,500
541-876441 2 bed 1 bath List Price: $46,800 Escrows: $935.00 Un-repaired Value: $51,065 Can’t Wait and Want Daily HUD Updates. Email Me Subject Line: SEND ME DAILY HUD HOMES
541-895589 2 bed 1 bath List Price: $50,000 Uninsurable
541-948125 4 bed 2 bath List Price: $160,000 Escrows: $1650.00 Un-repaired Value: $158,350
me@sharirocks.com
ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent. HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin. 12
5 Steps to Buying a Short Sale:
1
2 3 4 5
Identify potential short sales Locate pre-foreclosures in your area. You can use an online database, search courthouse listings and legal ads or use an experienced realestate agent as a buyer's agent. First, try to determine how much is owed on the house in relation to its approximate value. If it seems high, it's a good candidate because it indicates the seller might have trouble selling it for enough to satisfy the loan. Pass on those in which the owner has a lot of equity in the home — the lender likely will prefer to foreclose and resell closer to the market price. View the property Gauge its condition and estimate of how much it's going to take to repair or renovate. If it needs work, many "normal" buyers won't consider it, which is good for you. Do your research What is the property worth? What's the profit potential? If you're an investor or even a homeowner planning to live in the home a short time, you'll want to profit from the deal. Find all liens and mortgages Ask the seller or his/her agent what liens are on the property, and which lender is the primary lien holder. Figure out the financing This is critical. You have to know how you're going to pay for the property. If you're a good credit risk, the existing lender may be willing to give you a loan. Since it already has a lot of the information in the short-sale paperwork, it may be able to expedite the loan application process. It's important to understand that in a short sale, you have to be able to move quickly. Once an agreement is worked out, it is common for the lender to require closing in as few as 20 days. This is too late to start shopping for a mortgage. Have your financing worked out up front.
Resources A Buyer’s Guide to Short Sales http://issuu.com/sharirocks/docs/shortsaleguide
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Norfolk OPEN TO ALL BIDS
541-680145 3 bed 1 bath List Price: $133,000 Escrows: $805.00 Un-repaired Value: $132,195
541-725692 2 bed 1 bath List Price: $87,500 Escrows: $314.00 Un-repaired Value: $87,186
541-740123 3 bed 1.5 bath List Price: $80,000 Escrows: $650.00 Un-repaired Value: $79,350
541-746016 2 bed 2 bath List Price: $67,000 Uninsurable
541-767136 3 bed 1 bath List Price: $85,000 Escrows: $3575.00 Un-repaired Value: $81,425
541-768253 3 bed 2 bath List Price: $64,000 Escrows: $275.00 Un-repaired Value: $63,725
541-775305 4 bed 1 bath List Price: $110,000 Escrows: $660.00 Un-repaired Value: $109,340
541-819210 3 bed 1 bath List Price: $60,000 Escrows: $880.00 Un-repaired Value: $59,120
LOTTERY until 3/05/13
541-829802 2 bed 1 bath List Price: $44,000 Escrows: $880.00 Un-repaired Value: $43,120
ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent. HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin. 14
Norfolk OPEN TO ALL BIDS
How can you navigate &
find the right
541-860228 3 bed 1.5 bath List Price: $135,000 Escrows: $300.00 Un-repaired Value: $134,700
541-877735 3 bed 1 bath List Price: $140,000 Escrows: $3025.00 Un-repaired Value: $136,975
Follow these 4 tips for buying a HUD home: Find the right real estate agent. Only real
estate agents who are registered with HUD may represent home buyers and investors in the purchase of HUD homes online. But just because an agent is registered with HUD doesn’t mean he or she is going to be the best agent to represent you in the purchase of a HUD home. To find the right agent, you can search through the website that lists HUD homes in your area and find out which agents represented the most winning bids. Interview the top two or three agents. Be sure to ask how long the agent has represented buyers and investors, how the process typically works, whether the agent will accompany you to inspect the property, and what special knowledge the agent has garnered from writing so many winning bids.
Do your homework before making an offer.
The local listing broker (who should be listed on the HUD home website) can gain access to the property and show it to you. However, you
HUD home to buy?
don’t need to call the listing broker to see the house with your agent. Any licensed agent can gain access to a HUD home. When you’re inspecting the property, take a lot of notes and photos of the property so you can be mindful of any improvements that need to be made when constructing your offer. HUD homes are sold as is. It’s important for you to understand they will not make repairs. Understanding the property condition codes: IN, IE, and UI will help you gauge the needs of the property.
Make an offer. The offer process on a HUD
home is probably different from what you’re used to. Offers can be cancelled with no earnest money forfeiture. Once an offer is submitted, it can be cancelled before the HUD agent opens the bid electronically. Once the offer is accepted, your agent must follow the steps to ensure your contract doesn’t get cancelled. Working with an experienced HUD registered agent is key.
Be ready to close on your HUD home. HUD
contracts are normally 30-45 days. Make sure you have your financing in order prior to submitting your offer.
Resources Working with a skilled HUD registered Realtor is a must Connect with ME today Text/Voice 757.986.9125 Email me@sharirocks.com
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Virginia Beach CC
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541-754843 3 bed 2 bath List Price: $135,000 Escrows: $1650.00 Un-repaired Value: $133,350
541-789201 2 bed 2 bath List Price: $102,600 Insurable As Is Value: $114,000
541-792626 3 bed 2.5 bath List Price: $175,000 Insurable
541-815719 3 bed 2 bath List Price: $214,000 Escrows: $1045.00 Un-repaired Value: $212,955
541-833249 3 bed 1.5 bath List Price: $100,000 Escrows: $165.00 Un-repaired Value: $99,835
541-853610 3 bed 2.5 bath List Price: $305,000 Escrows: $550 Un-repaired Value: $304,450
541-855929 4 bed 2 bath List Price: $148,000 Uninsurable
541-887592 3 bed 2.5 bath List Price: $158,000 Uninsurable
ese are HUD-owned properties. To view all HUD Properties available for sale, please visit wwwhudhomestore.com. As HUD-registered agents, we can sell and show you any home you find of interest on the site. We may not be the listing agent. HUD properties are offered for sale to qualified purchasers without regard to prospective purchaser’s race, color, religion, sex, disability, familial status, or national origin. 16
541-708929 4 bed 1 bath List Price: $158,000 Escrows: $100.00 Un-repaired Value: $157,900
541-715148 3 bed 1.5 bath List Price: $167,000 Escrows: $770.00 Un-repaired Value: $166,230
541-938542 4 bed 2 bath List Price: $143,400 Escrows: $250.00 Un-repaired Value: $143,150
541-753813 2 bed 1.5 bath List Price: $46,000 Escrows: $2833.00 Un-repaired Value: $43,167
BUYERS WANTED
NEED TO BUY A NEW HOME WANT SOMEONE ELSE TO PAY FOR A HOUSEWARMING PARTY! ASK ME HOW
Call Me Today 757-986-9125
RENTERS!!!!! Rates are low! Prices are low! Why are you renting??? GIVE ME A CALL 757-986-9125
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