Guide to REO Properties
When you’re looking to buy a home, you have more options than you might think. You can go the traditional route and work with a real estate agent to buy a home that’s been listed for sale by its owner. Another option is to buy a home through a short sale or during an auction. Finally, you might consider buying a real estate-owned property, or REO.
Buying an REO can mean you get a great deal on a home. An REO property also offers several other benefits you don’t get if you buy a home through a short sale or even during the typical home-buying process. Everything you’ve ever wanted to know about real estate-owned properties is right here.
Terms to Know:
Before we get into the process of buying a real estate-owned property or the benefits of doing so, it’s helpful to define a few key terms, so everyone is on the same page.
What Is REO?
REO is property a lender — such as a bank or other financial institution — has seized and foreclosed on. The lender has tried to sell the property at auction, but no one bid on it, or the bids they received weren’t high enough to meet the lender’s reserve.
When lenders approve mortgages for homebuyers, they have one goal in mind: having the buyer repay the loan, with interest. Lenders want their money back so they can continue to stay in business and make loans to other people or companies.
That’s not what always happens, though. If a person stops making payments on his or her loan, the bank or lender has the right to claim the property and foreclose on it, since the house or condo acts as the collateral for the mortgage.
Here’s the thing, though. A bank or other financial institution doesn’t want a home or other residential property. It has no use for a house. The foreclosed home typically becomes more of a liability for a lender than an asset, which is why lenders usually do what they can to make an REO more attractive to buyers.
For example, REO properties typically have a clean title, and the bank has cleared any liens that were on the properties. Institutions that have REO properties also typically offer them at a below-market-value price and might even be open to negotiating decent loan terms with the right buyer. The bank also has completed eviction proceedings to remove the non-paying former owner from the home, or has made a sort of “cash-for-keys” deal with the previous owner to get him or her to vacate the property.
What Is Bank-Owned Property?
A bank-owned property is merely another name for an REO property. It’s a house or other piece of real estate that has gone through the foreclosure process, was not sold at auction and ended up being owned by the bank or lender.
What Are Asset Managers?
Asset managers are the people or companies hired by the bank or lender to take care of any REO properties. An asset manager works to make the property ready for sale, and is responsible for hiring anyone else who will have a role to play in the foreclosure or sale process.
A few of the responsibilities of an asset manager include:
- Hiring attorneys, title companies, property preservation companies and an REO agent.
- Getting different opinions about the market value of the property.
- Sending a cash-for-keys offer to the occupant, assuming the property isn’t vacant.
- Overseeing property clean-out and winterization.
- Putting the property up for sale through the REO agent after sheriff’s sale/auction.
What Is an REO Agent?
An REO agent is a real estate agent who specializes in the sale of REO properties. If you’re wondering how to find REO properties for sale, or how to find bank-owned homes, your best bet is to work with an REO agent.
As you might guess, there are fewer REO agents in any given market than there are standard real estate agents. Depending on the volume of REO properties in a given area, a single REO agent might have dozens, if not hundreds, of active listings at any time. Typically, REO agents have listing contracts with local asset management companies.
What Are Bank Addendums?
Bank addendums are additions to the purchase agreement or contract between a buyer and the lender/bank. As you might guess, bank addendums usually provide some additional benefit to the bank, often at the expense of the buyer. The content of an addendum can override anything that was in the offer made by the buyer.
The sticky thing about addendums is this — you can’t move forward with the purchase of an REO property without agreeing to the bank addendums. And banks tend to be looking out for No. 1 — that is, themselves. One example of a typical addendum is the requirement that the property is sold “as-is,” meaning you can’t ask the bank to pay for any problems that crop up during the inspection.
In some cases, the addendum might add fees to the cost of the sale, or might shift certain responsibilities, such as paying some taxes, onto the shoulders of the buyer. An addendum might also give the bank the ability to cancel the agreement up through the sale date.
REO vs. Short Sale
People occasionally confuse a short sale with a bank-owned property, though the two are very much not the same thing. One of the biggest differences between a short sale and an REO is who owns the property. The original owner still owns a house that is up for short sale, while the lender has taken possession of an REO property.
What Is a Short Sale?
Sometimes, the amount a person owes on a mortgage differs from the market value of the home he or she wants to sell. In some instances, the value of the house is more than what’s owed on the mortgage, so the seller walks away with some cash in his or her pockets.
In other cases, the seller ends up owing more on the mortgage than the home sells for or could sell for. If the lender that owns the mortgage agrees to accept the sale price of the home, even though it doesn’t cover what’s owed on the loan, a short sale occurs. In the first quarter of 2016, around 5 percent of all home sales in the U.S. were short sales.
Usually, a lender will only agree to accept a short sale of a home if the owner is clearly having trouble making the monthly payments on the mortgage. In those cases, a bank might decide that it’s better to get a portion of what is owed, rather than move through the foreclosure process and end up with an REO property to unload.
That said, short sales aren’t a perfect solution, and they can be more complicated than they look on the surface. For one thing, unlike an REO property, buying or selling a short sale property doesn’t wipe out all the liens on the real estate. A buyer who purchases a home during a short sale might end up buying a property that doesn’t have a clean title.
Other drawbacks of a short sale, especially for a buyer, include:
- Long closing process — it can take up to nine months for the sale to become final.
- House is sold “as-is” and might have a lot of unpleasant surprises. The buyer can end up with a money pit.
- Anyone with a stake in the property, such as lien holders or second-mortgage lenders, can jump in and disrupt the sale.
- Closing costs can be higher, since the seller and lender are usually less willing to chip in for “extras” which would be negotiated during a typical real estate sale.
Why a Lender Might Decide Against a Short Sale
There are a few reasons a lender might decide a short sale isn’t the way to go and might decide to move forward with a foreclosure, ultimately taking possession of the property.
- The lender might be better off collecting mortgage insurance on the home than having it sold at a loss.
- The current owner of the home isn’t able to prove he or she is struggling to make mortgage payments.
- The current owner of the home refuses to cooperate with the lender or files for bankruptcy, which would prevent a short sale from going forward.
How to Find REO Properties
In many ways, finding REO properties is similar to finding a typical house for sale. It’s just that instead of communicating with a seller who’s an individual, you’ll be interacting with a financial institution. You’ll also want to work with an REO agent, rather than a conventional real estate agent, as you’ll want someone who knows the process of buying and selling REO properties inside and out.
Step 1: Get Pre-Approved
You can get financing to buy an REO property if you need it. To get that financing, you’ll have to approach a lender for pre-approval. Getting pre-approved for a mortgage has several benefits. For one thing, it tells your REO agent you’re serious about buying a bank-owned property. For another, it allows you to move quickly if you do find the right REO property for you. You’ll have your financing paperwork in order, will know how much you can afford and will be able to make an offer without having to wait.
Step 2: Find Your REO Agent
Working with an REO agent when you’re trying to find and buy a bank-owned property has several advantages. Sure, you can find REO listings online or by contacting lenders directly. But an REO agent will let you know about properties for sale before they become available to the public. REO agents have relationships with local asset managers and can get you the scoop before anyone else.
Step 3: Check out REOs
Depending on where you’re looking to buy, there might be a multitude of REO properties to check out, or there might be just a few. Visit the REOs you are interested in with your agent, then decide whether or not you’d like to move forward and make an offer on any of them.
Step 4: Make Your Offer
Your REO agent will help you put together an offer on the property. But you can expect your offer to include a letter with the amount of your initial offer, a statement that you understand that you’re buying the property “as-is” and a clause that gives you an out if a home inspection reveals that the property would need extensive repairs.
Your agent can provide decent guidance when it comes to how much you should offer for the home. In some cases, it makes sense to offer what the bank wants. But if your agent suggests the bank is overvaluing the home or hints you could talk the bank down, it might be worth it to offer a little less.
Step 5: Schedule the Home Inspection
Even though you’ve agreed to buy the house as-is and won’t come back to the lending institution asking for a list of repairs, it’s still a good idea to have a home inspection before you close on the property. The home inspector can give you an idea of any damage to the property, the extent of the problems and an estimate of what it would cost to repair any issues.
At that point, you might go back to the lender and let it know if you’re willing to move forward with the sale, or that the damage is just too much for you to handle.
Step 6: Line up Your Repair People — If Needed — and Prepare for Closing
Once the inspection is over and you’ve agreed to move forward, all that remains is closing. You might also want to start calling around to repair people or tradespeople to get quotes for any problems that need fixing in the home before you move in.
How to Find Bank-Owned Properties in York, PA
You have a few options if you’re looking to find foreclosures in York, PA. The county’s sheriff sale listing page features a list of all the active or recently canceled sheriff’s sales in the area. You can see the bid amount on each property, the location of the homes and the names of the current owners.
You can also look for foreclosures or REO properties on websites that list foreclosures and home sales, including Auction.com and HUDHomes. But if you want the most up-to-the-minute information on REO properties, or if you want to learn about available properties before anyone else, your best option is to partner with an REO agent in York.
Why Contact an REO Agent
Because REO properties can be a great value for buyers, they tend to move quickly once they come on the market. They don’t have the complexities or potential loopholes short sales do, so a buyer who needs a house immediately is likely to move quickly when the right REO comes available.
You want to be proactive about contacting an REO agent, as he or she will be your best bet for finding out about eligible bank-owned homes before anyone else. REO agents are connected to the asset managers who list properties for sale, so they are on the inside track and get all the details before the rest of the world. Your agent will contact you immediately once a home that fits your budget or meets your needs becomes available.
In York, PA, you can turn to Century 21 Core Partners if you’re looking to buy a bank-owned property and need an REO agent. Visit our Agents page today to learn more about who’s who on our team and to get in touch with a real estate agent who specializes in foreclosures and REO properties.
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I am hoping before next year, Leroy will sell our other home :)
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December 9, 2019
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December 9, 2019
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December 9, 2019
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Client Testimonial for Scott Wilburn
“I couldn’t have asked for a better guy to work with. He listened to what I was looking for and answered questions I had along the way. Scott was a solid advocate for me throughout the process and it made my first home purchase less stressful knowing I had him to answer the inevitable questions that arose. I have and will continue to recommend Scott to others I know who are looking for a home.”
Brandon Grim, York
December 9, 2019
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Client Testimonial for Leroy Moore
“We absolutely loved Leroy and Tavia. They are both super personal and we feel like they really cared about getting us into the right home. After we had found the home we loved, they made it easy and gave us great guidance on the negotiations and closing. What an awesome pair!
We were connected with Leroy automatically on a listing website, but we are so glad we made that connection. Leroy made this process easy and gave us great peace of mind while going the extra mile to help us. He gave us the advice to write a letter to the seller to go with our offer which ended up being the thing that got us the house. You can tell that he and his wife love what they do, and love meeting new people.
Basically, Leroy and Tavia are the best.”
David Wilson, New Cumberland
December 9, 2019
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Client Testimonial for Christian Maldonado
“Muchas gracias Christian por tu ayuda para compar mi casa. Dios te bendiga.”
Domingo Almonte
December 9, 2019
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Client Testimonial for Larry Lindt
“Was a very nice experience to meet with Larry and Jen, they are very professionals, the really help us a lot. Thank you”
N&M
December 9, 2019
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Client Testimonial for Edward Gonzales
“Edward Gonzales was an absolute gentleman and professional. I felt supported just as much as the seller did. I would strongly recommend Edward to friends and family in the future. I love my new home and have no regrets whatsoever!
P.S. LIz at the title company was top notch as well. Really appreciated them both being with me through the process. Felt like I knew them both forever.
Smiles for Miles!
Meredith Gerecht, York, PA”
Meredith Gerecht, York PA
December 9, 2019
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Client Testimonial for Leroy Moore
“I can't say enough good things about Leroy Moore. We didn't know exactly the path we wanted to go, land to build or a home purchase. We ran him hard and he always had a smile and ready for the request.What should have been a simple purchase became complicated and multi-facitated and Leroy Moore went above and beyond. We are beyond satisfied and grateful.”
Lehman's York/East Berlin pa
December 9, 2019
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Client Testimonial for Susan Spahr
“Susan was/is excellent. She works very hard and always gets the job done. Her approach is a breath of fresh air because she does not employ an over the top sales pitch and presentation loaded with false promises and unrealistic expectations. Instead she gives you honest answers and well thought out market research to achieve the best result possible. I will only contact her in the future when buying and selling properties.”
Karl Schraegle, Lancaster
December 9, 2019
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Client Testimonial for Stacey Sechler
“Stacey is the best! Always had time to answer questions and meet with us when needed. She knew what we wanted and helped to get us to our end goal.”
Nicole Mong, Red Lion
December 9, 2019
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Client Testimonial for Leroy Moore
“I couldn’t had have a better broker! Will continue doing business with him in the future!
Leroy Moore ur the best! Thank you for ur help and patience..”
Hayleen Lopez ... York, Pa.
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy Moore is a very patient and knowledgeable agent. He was drug across the coals on the sale of my residence and it continued to the purchase of the one that I bought. Would recommend Leroy to all my friends and family.”
Rich York
December 9, 2019
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Client Testimonial for John Macdonald
“I am a hairstylist and John is one of my customers. I mentioned to him that my wife and I were interested in moving soon. He explained that he was a real estate agent and gave me his card. Later that day my wife and I called him and we never lost communication with him. He became almost like a friend. He felt our pain when offers fell, but he never got discouraged and kept us positive and moving on. He kept saying there is a home for you, and we will find it. It seemed like it took forever, but we found our forever home. John was ecstatic right along side of us. I will be referring him to other customers of mine that need an agent. John went above and beyond. Both my wife and I will miss working and talking to him daily. LOL”
Hannah Buffington, Felton PA
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy is a good man. Honest man”
Hector Rodriguez York pa
December 9, 2019
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Client Testimonial for Megan Bell
“I would recommend Megan Bell to anyone. She was very responsive at all times of the day. She helped any way that she could. She was very nice and she was so accommodating. I had a great experience with her and if I still lived in the area I would use her again. You can’t go wrong with her service.”
Candice Brenner, York PA
December 9, 2019
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Client Testimonial for David Furno
“More than professional.”
Robert Collins, PA
December 9, 2019
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Client Testimonial for Christian Maldonado
“Thanks Christian for all the help, and for always answer ours phone calls and email at moment, days and nights. You being bilingual was a plus. We already completed 3 deals with Christian since we meet him. Keep the good work.”
Angel Diaz - York PA
December 9, 2019
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Client Testimonial for Scott Wilburn
“Scott Wilburn was a great resource as a first time buyer with a timeline. His communication was prompt and his knowledge of subject matter was extensive. Ensured that I understood what was going on and handled any questions that I had. From start to finish this process went smoother then I could of ever imagined. Highly recommend Scott to anyone looking to buy or sell a home.”
Joshua Crego
December 9, 2019
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Client Testimonial for Stacey Sechler
“Stacey knows the business well. I would definitely recommend her.”
Brian Lantz, York Pa
December 9, 2019
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Client Testimonial for Jennifer Behr
“I would definitely recommend Jennifer Behr, she was very personable and knowledgeable of the area!!! She was great to work with, and I would work with her again!!!
Frank Chalk”
frank chalk Hanover, PA
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy Moore did an amazing job in all aspects of helping us buy a home! We highly recommend him to anyone looking to buy and/or sell a house. His personable, informative, and committed character was a blessing to our family.”
Cathy Warfel: Wrightsville
December 9, 2019
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Client Testimonial for Jennifer Behr
“Jennifer was a great listener to the unique circumstances of this purchase and the unique situation I had. While we look at several properties they didn’t quite fit or just wasn’t what we were looking for inside. When I went further out of the price range I was looking when I found a house I thought might be the one, she was the first one to make sure that the price wouldn’t be an issue. Turns out that was the house and everything fell together nicely like it was meant to be. She is a great realtor with a great personality and makes home buying way and fun. Thanks Jennifer!!!”
Rod York pa
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy and Octavia Moore were very professional and looked out for my best interested throughout the whole process. They kept in touch with me as things developed, advised me and double checked to make sure things were going in the right direction.
I will use them again and would highly suggest them to my friends and relatives.”
Joseph Gurreri York, Pa
December 9, 2019
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Client Testimonial for Leroy Moore
“Thank you for all your help. You did a great job.”
Brent Ball, Glen Rock
December 9, 2019
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Client Testimonial for Leroy Moore
“We found our lot and house package due to timely information from Leroy. There was hardly a day that went by, that we did not receive information from Leroy. Any new listings, whether land or homes was emailed immediately. He was very helpful and very patient with us. We would highly recommend Leroy and his wife for any real estate needs.”
Tom and Irene Cesarini, Windsor, PA
December 9, 2019
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Client Testimonial for Dwayne Piper
“I enjoyed working with Dwayne; he never made me feel uncomfortable. He was friendly, helpful and always respectful. I would recommend him to anyone who expressed the need of a real estate professional. If I had the need in the future, I would not hesitate to call him. Thanks, Dwayne!”
J. Renn, Gettysburg, PA
December 9, 2019
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Client Testimonial for Eva Kelly
“She helped my mom buy her house and was extremely helpful and attentive throughout the entire process. I knew that she would be awesome helping me with buying my first home.
She was honest, timely, and extremely helpful with helping me choose my new home. Anytime I had a question she would answer back almost immediately. Eva is amazing.”
Sarah Bair, Lancaster
December 9, 2019
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Client Testimonial for Leroy Moore
“Great service helped us a lot very patient.”
Javier Sánchez
December 9, 2019
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Client Testimonial for Christian Maldonado
“Christian Maldonado was very trustworthy, helpful, knowledgeable and professional. I felt that he was always looking out for the best interest of all parties.He was always very courteous and prompt. I was extremely grateful for his help and would highly recommend him in the future.”
Jodi Arnold, York
December 9, 2019
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Client Testimonial for Stacey Sechler
“When I met Stacey for the first time she made me feel like she was really interested and help me to understand the process what to expect about looking and buying a home. at the first showing I knew that I was going to stay with her, I was previous that I should try other Brokers not just one, but I was very much satisfied with her knowledge time and patient with me to the end. She really did help me alot.”
Vilette Tribue york pa
December 9, 2019
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Client Testimonial for John Macdonald
“John really stuck in with us and did what ever was necessary to help.us get a deal done. Thanks so much John.
John is a very upstanding person. He works.hard and is honest. He never gave up and was always had the answers we had.”
Greg Burgard. Spring Grove
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy was wonderful from start to finish. Very genuine and I would recommend him to my friends and family looking for a home. He was a pleasure to work with. Excellent
Working with Leroy I learned a lot and he explained everything well.Leroy treated us like family and kept us updated on everything very quickly. if there was something he didn't know he would work hard to get us the answer. I would definitely recommend Leroy to anyone looking for a home.”
Betzy Munoz, York Pa
December 9, 2019
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Client Testimonial for Stacey Sechler
“We had to have many conversations during this sale, we never had an issues communicating with Stacey is very attentive. If we needed an answer to a question or something like that it didn't matter where Stacey was we always got a timely response. Because of the issues to get the house to close, we are not sure we would of been able to work with just any agent. Stacey kept us calm and is a great leader.”
Carmen, Harrisburg Pa
December 9, 2019
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Client Testimonial for Leroy Moore
“My wife and I have been looking for a house for quite some time. Leroy Moore and Century 21 agency was more than amazing. We can write a review for an hour on how happy we are with Leroy and his wife, but want this read so we will get to the point. Leroy is the most patient, kind and understanding person; he is a real state agent that we have ever encountered! He showed us a lot of homes and was always eager to accommodate our busy schedules. Ultimately Leroy helped us to find our perfect dream home! Leroy is very knowledgeable, full of great ideas, and an expert in her field!!! . If you looking for the absolutely perfect realtor leroy and his wife would be the great and smart choice ever!”
Misael & Diana . New Cumberland PA.
December 9, 2019
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Client Testimonial for Leroy Moore
“Wow! Leroy Moore and his wife were such a blessing to have on our team while searching for a property. They were very friendly and professional. After our second round of viewing a few homes, Leroy included an additional home that we were previously not going to see. Who knew that was the property that we now own! Thank you Leroy and Century 21 for an amazing home buying experience.”
Brian Boogher, York
December 9, 2019
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Client Testimonial for Eva Kelly
“Eva Kelly was extreamly professional and willing to go the extra mile for my family. Eva responded to every question and or concern instantly. If I had to do it all over again Eva Kelly would be the first contact I would make. If you are in the market for a new home I would strongly recommend Eva Kelly and her team to help you through the experience of purchasing a new home or property.”
Charles Milburne White Ford MD
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy is the Best of the Best ,He gets the job done.”
Eneudy Baez Cintron
December 9, 2019
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Client Testimonial for Scott Wilburn
“Scott Wilburn was extremely knowledgeable about the sale and purchase process including property values in the area, location information and most importantly, helping me find a home that included all of my requirements. He made himself available to discuss any questions that I had and made the process as easy as possible. I would recommend Scott and Century 21 Core Partners to anyone looking to sell or purchase a home!”
Nicki Culp
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy was given the acid test with the sale of my house. Had a lot of problems with the other agents buyer. He is a very talented and knowledgeable agent and would recommend him to all friends and family.”
Rich, York
December 9, 2019
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Client Testimonial for John Macdonald
“John is simply AWESOME!!!! We could not have asked for a better guy to help us find a new home. John was always available to answer our questions and was very responsive to our needs. We would HIGHLY RECOMMEND John to anyone looking to buy/sell a home. I truly believe that you would be hard pressed to find anyone better.”
Scott & Tara Curtis, Mt. Wolf
December 9, 2019
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Client Testimonial for Stacey Sechler
“Stacey was great! She did whatever it took to find and get us into a new home. Always available for questions and anything else we needed.”
Nicole Mong, Red Lion
December 9, 2019
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Client Testimonial for Leroy Moore
“Leroy is so fun and down to earth and a real pleasure to work with. He is extremely knowledgeable in the process. When we wanted to see a property, he was on top of it and always got us scheduled immediately. We will always use him in the future.
Leroy is extremely knowledgeable in all aspects of the real estate field. He never misses a beat.
HE ROCKS!!!!”
Patricia and James Orner
December 9, 2019
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Client Testimonial for Edward Gonzales
“Edward was our agent in the past (he helped us sell 2 homes, which both homes sold within 5 days and now he has helped us purchase a home. He is an excellent agent.”
Gary Stahl, New Oxford
December 9, 2019
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Client Testimonial for Christian Maldonado
“My family and friends had used Christian's services before for the purchase of their homes and always recommended him to my wife and me, they told us that Christian was always trying and looking the best for them. Now in the purchase of our home, we saw the way Christian was always working to get us the best loan for us and get help with down payment & closing cost from the seller and the State. He was always trying to find us the perfect house to call home. We would recommend Christian to our family and my friends without hesitation. Freddy A. Castillo y Michel Almonte De Castillo, York PA
Mi familia y amigos habían usado los servicios de Christian antes para la compra de sus casas y siempre lo recomendaron a mi esposa y a mí, nos dijeron que Christian siempre estaba intentando y buscando lo mejor para ellos. Ahora, en la compra de nuestra casa, vimos la forma en que Christian siempre estaba trabajando para obtener el mejor préstamo para nosotros y obtener ayuda con el pago inicial y el costo de cierre de parte del vendedor y del Estado. Siempre intentaba encontrarnos la casa perfecta para llamar hogar. Recomendaríamos a Christian con nuestra familia y amigos sin dudarlo. Freddy A. Castillo y Michel Almonte De Castillo, York PA”
Freddy A. Castillo y Michel Almonte De Castillo, York PA
December 9, 2019
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