January 29th, 2010
I was looking at information for a client on a home listed in our MLS and realized this home and seller were representational of the worst case situations that have been happening in the past few years.
They bought their home in 1998 for a great price, enjoyed having it appreciate to a current tax valuation $116,000 more than they paid in 1998, and then drained it of equity in 2002 and then again in 2006 by taking out large 1st and 2nd loans. I don’t know the reason they did this, but it is very sad. Sometimes people lose their job. Sometimes they have huge medical bills to pay off. Sometimes they use the money for other investments. And sometimes they just treat their home as an ATM and the money ends up wasted on depreciating cars, boats, furniture, and just stuff. And when the market changes, they are stuck and end up in foreclosure because they can no longer afford their payment.
In this case, the owner borrowed what the house was worth and did it not once, but twice. And they didn’t use just a single mortgage, they used both a 1st and 2nd loan each time. Remember my last post about easy money? They were put at risk by risky loans. I wish I knew what their story is. Why would they do this to themselves? The refinance in 2006 was at a variable rate over 1.5% higher than their 1998 rate. And what was wrong with their 2002 loans that they would refinance and accept such a high rate in 2006? Was their 2002 rate even higher? Were their 2002 loans even riskier types of loans they were trying to get out from under? Did they just want another $28,000 out of the house that they got by refinancing in 2006? Why did they trust the lender who put them into these loans? Did they realize they were putting themselves at risk? Did they care? Was it out of desperation?
Their 1998 rate was fixed and they put 5% down. They did everything right when they bought the house, but then 4 years later, everything seemed to start going wrong. They ended up filing for foreclosure in 2008, actually managed to get a loan modification, and then went back into foreclosure in 2009. Which, by the way, is not an uncommon occurrence.
The sad thing is that if they had stuck with their original loan, by fall of 2008 they would have paid it down by over $23,000 and with over $100,000 in appreciation, they could have sold in 2008 and walked away with cash in their pockets. Their loan to value ratio would have been only 54%. They would have owned 46% of their home 10 years after buying it! Even if they had taken equity out to update the home, they still should have had plenty of cash when they sold. A very sad case indeed. And now an opportunity for someone else who buys their foreclosure. Watch for posts in February about my free consumer seminars to help you avoid being one of these sad cases and instead be a story of real estate success.
