Low Down Payment With HUD Auctions
In most cases, first time buyers get screwed by the big boys
with cash.
The average home buyer is not able to compete with all cash
offers or 30% to 50% down payments.
Housing Wire reported today, first time home buyers are loosing houses
to cash buyers and bidders with large down payments.
No Worries
When you buy a HUD House.
All bids are treated equally. You
can win by $1 or $1,000. Hud homes, that
are FHA Insured or in HUD Language IN
generally do not go over asking price.
Hud homes are apprasied by an FHA apprasier. This price determines, the amount FHA will
insure on a home loan. This keeps the
bidding reasonable and fair, and of course you can bid under the asking
price.
In many cases, even if there are multiable bids, you can
still win the bid with a smart bidding strategy. The winning bid is determined by highest net
value. FHA will only loan on the orginal
list price, any amount over must be paid with cash out of pocket. For example
if a HUD house is first listed for $75,000 and the buyer is going to use a FHA
loan, we know that the offer price will not be higher than $75,000. In some cases, buyers may prefer not to use
an FHA loan and then they may offer a higher price. In my experience, bidders who bid way over asking
price on a HUD house, will often times drop out, (buyers remorse) because they
realized they paid too much, however if the buyers use a non-FHA loan, they are
not restricted by the FHA apprasial of the orginal purchae price and may bid
higher.
Winning Bid Example
Buyer A bids $75,001,
Hud will pay up to 3% closing costs and will pay up to 3% in
commissions.
Buyer needs the full 3% closing cost credit or $2,250 and
the Hud Approved broker requires full commission of $2,250. (3% x $75,001)
please remember, the commission paid to the Approved Broker representing the
buyer is negotiable.
$75,001 Offer Price from Bidder A
$2,250 Closing Cost
Credit from HUD
$2,250 Commission
paid to Hud Approved Broker from HUD
$2,250 Commission
paid to Broad Listing Agent (A fixed
amount at 3% and not negotiable)
$68,251 Net Value to HUD. This is the value to determine winning bid.
Buyer B bids $74,500, Buyer B does not need full closing
cost credit, and only asks for $2,000 and Buyer B’s broker agrees to take off $235
off the commission, for a flat $2,000 (3% x 74,500)
$74,500 Offer Price
$2,000 Closing Cost
credit to buy from HUD
$2,000 Commission
paid to Hud Appproved Broker from HUD
$ 2,235 Commission
paid to Broad Listing Broker from HUD
$68,265 Net Value to
HUD
Bidder B Wins by $14 even though Bidder A bid $501 higher. By taking less closing costs and through
broker cooperation, a win-win relationship created a winning bid.
HUD Homes make $ense. The bidding is fair and with good
strategy and an experienced HUD Approved Broker will help you win the bid
without over bidding.
Top 3 Tips for a Winning Bid
- It will
take 3 to 4 offers to Win
- Being in second place as back up gives you a
great chance to win without over paying.
- Track the Bid Results to give you an idea if
bids are going over price or below price, just remember that the price posted
is net to HUD not offer price.