Tni LeBlanc, DRE# 01871795 Mint Properties (805) 9389950 tni@mintprop.com http://www.MintProperties.net Listed by: Mint Properties

Our recent listings New Price! Large Popular Floor Plan in Pacific Crest Estates in Santa Maria CA– Short Drive to Vandenberg AFB Charming Buellton Home Cozy Village Greens Condo for sale! Orcutt CA Cul-De-Sac Home For Sale — Rolling Hills Estates Home For Sale Beautiful Carriage District Home with Bonus Artist Studio/Craft Room! Subscribe to our listing feed

New Price! Large Popular Floor Plan in Pacific Crest Estates in Santa Maria CA– Short Drive to Vandenberg AFB is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

Looking at the sales figures for 2011, the average sales price for Santa Maria homes declined about 6.6% and days on market ticked up 15 additional days to 85 days.  Of course, the days on market figure includes short sale contingency days, which are the days needed for bank approval of a short sale, so it may not reflect how quickly inventory is being absorbed.  That said, there definitely was softening in the Santa Maria real estate market.  Surprisingly, the number of short sales did not increase, but instead edged down ever so slightly, and instead foreclosures sales increased by almost 10%.  Overall, the total number of homes sold increased by 2.4%

If you are considering selling your Santa Maria CA home and you would like a
comparative market analysis, feel free to contact my office at (805) 938-9950
and set up an appointment.  I specialize in short sales and distress sales.  If
you are interested in buying a home in Santa Maria CA, I will be happy
to assist you and provide a list of available homes in Santa Maria CA and
the surrounding area.

Tni LeBlanc is an independent Real Estate Broker, Attorney, Short Sale Agent, Certified HAFA Specialist (CHS), and Certified Distressed Property Expert (CDPE) and Short Sale and Foreclosure Resource (SFR) agent serving Santa Maria, Orcutt, Lompoc, Nipomo, and Arroyo Grande on the Central Coast of California.

* Stick built SFRs & PUDs. Zip codes 93454 & 93458.  Based on the information from the
Central Coast Regional MLS. The Association, the Multiple Listing Service, nor
Mint Properties guarantees or is in any way responsible for its accuracy. Data
maintained by the Association or its MLS may not reflect all real estate
activity in the real estate market.  School district boundaries are subject to change and must be verified with the appropriate authority.  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no
legal or tax advice and is for information purposes only.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional
for tax advice prior to entering into a short sale listing agreement.

Copyright © 2011 Tni LeBlanc *2011 Real Estate Market Update – Santa Maria Home Sales*

2011 Real Estate Market Update – Santa Maria Home Sales is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

Tni LeBlanc, DRE# 01871795 Mint Properties (805) 9389950 tni@mintprop.com http://www.MintProperties.net         Listed by: Mint Properties

Our recent listings Come see this Unique & Elegant Renaissance at Westgate Ranch Santa Maria CA home for sale Upgraded Home in Gated Renaissance Community in Inglewood CA – Hardwood Floors, Stainless Steel Appliances, Custom Office & Flagstone Patio 4 Bedroom, 3 Bath, 2448 Square Foot Elegant Home in Pacific Crest Estates in Santa Maria CA– Short Drive to Vandenberg AFB Country Chic Sisquoc Home For Sale – Come Feel the Charm of Rural Living Santa Maria Home for Sale – 4 Bedroom, 3 Bath Home in Gated Arborwalk Development – Short Distance to Vandenberg AFB Subscribe to our listing feed

Come see this Unique & Elegant Renaissance at Westgate Ranch Santa Maria CA home for sale is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

As a Santa Maria short sale agent, this is probably the most common question I’m asked by potential short sale sellers.  It can easily become the “never-ending term paper,” you know, the one you never start writing?  Short sale sellers tend to put off and put off writing their hardship letter.  It is a bit different than a loan modification hardship letter, where the purpose is to indicate that you have it hard but you can still afford to stay in the home if your lender makes a few changes to your loan.  The short sale hardship letter’s purpose is to tell your lender that you can’t afford your house and you need to sell it.  Many short sale sellers have a difficult time writing about the fact that they cannot afford their home.

My advice is to not make the short sale hardship letter any more difficult that it needs to be.  The basic format is to first write about when you purchased the home and what your financial situation was like at that time.  Usually, there was an event or trigger that then led to the financial difficulty: unemployment, reduction in hours, increase in expenses, etc.  Write about that event or series of events and when they began.  Be fairly specific about the impact to your income and expenses and if possible attach supporting documentation to your short sale hardship letter.  However, the short sale hardship letter does not need to be an epic saga.  Most short sale hardship letters that I process are one page in length.  They should be signed and dated and list the loan number and property address.

Before deciding whether to short sale your home, it is essential that you obtain legal and tax advice, and consult with an experienced short sale agent.   If you are considering a short sale of your Santa Maria, Orcutt, or Nipomo home and would like a short sale consultation, please call my office to schedule a meeting or a telephone consultation at (805) 938-9950.

Tni LeBlanc is an independent Real Estate Broker, Attorney, and Short Sale Agent.   She is a Certified Distressed Property Expert (CDPE) and Certified HAFA Specialist (CHS) serving the Santa Maria, Orcutt and Five Cities area of the Central Coast of California.

*  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advice.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement.  Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

Copyright© 2011 Tni LeBlanc *What Should I Say In My Short Sale Hardship Letter?*

What Should I Say In My Short Sale Hardship Letter? is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

Known for their distinctive brown wood shingle appearance, the Oakridge Park condos park like setting is visible when travelling down Clark Avenue.  Tucked away into discrete enclaves of clustered homes, the Oakridge Park condosoffer a 2 bedroom one story plan and a two story 3 bedroom plan.  Each unit has a two car garage and many offer small patios out front and back.  Association dues cover a pool, spa, and tennis courts for resident use and are approximately $250 per month.Built in the early 1980’s, the Oakridge Park development offers a lush wooded environment that truly makes these homes seem like a retreat even though they offer a central location.  They are close to the main shopping hub in downtown Orcutt and are close to restaurants and banking, not mention the fact that they are a short hop from the Foxen Canyon Wine Trail.  These condos provide excellent opportunities for first time buyers and for those who wish to downsize.  Also, the Oakridge Park Condos are close in proximity to Vandenberg Air Force Base.  Nearby developments include Creekside Villas, Cobblestone Creek and Mesa Verde.

Recent Oakridge Park Condo Sales:

Address	Date	Size	Detail	Sale Type	Sold Price
1458 Oakridge Park Rd	8/6/10	1349 sq.ft.	2bed/2bath	Short Sale	$205,000
1438 Oakridge Park Rd	5/3/10	1127 sq.ft.	2bed/2bath	Foreclosure	$206,700
1456 Oakridge Park Rd	1/26/10	1127 sq.ft.	2bed/2bath	Resale	$227,000
1416 Oakridge Park Rd	12/7/10	1636 sq.ft.	3bed/2.5bath	Foreclosure	$234,900

If you are considering selling your Oakridge Park Condo and you would like a comparative market analysis, feel free to contact my office at (805) 938-9950 and set up an appointment.  I specialize in short sales and distress sales.  If you are interested in buying a condo in Oakridge Park, I will be happy to assist you and provide a list of available condos in this development and the surrounding Orcutt area.

Tni LeBlanc is an independent Real Estate Broker, Attorney, Short Sale Agent, Certified HAFA Specialist (CHS), and Certified Distressed Property Expert (CDPE) serving the Santa Maria, Orcutt and Five Cities area of the Central Coast of California.

* Based on the information from the Central Coast Regional MLS. The Association, the Multiple Listing Service, nor Mint Properties guarantees or is in any way responsible for its accuracy. Data maintained by the Association or its MLS may not reflect all real estate activity in the real estate market.  School district boundaries are subject to change and must be verified with the appropriate authority.  Association dues are subject to change.  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advice and is for information purposes only.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement.  Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan.

Copyright © 2011 Tni LeBlanc *Oakridge Park Condos in Orcutt — 2011 Real Estate Market Update*

Oakridge Park Condos in Orcutt — 2011 Real Estate Market Update is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

5 Reasons Why Now Is the Time For A Short Sale of Your California Home is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

The Knollwood Terrace condos are a cluster of condos in Orcutt, located off of South Bradley Road and East Foster Road.  Low HOA dues include water, trash, insurance, exterior maintenance and more. There is also a pool and clubhouse for resident use. This development is close to shopping, banks, and restaurants. Excellent for first time buyers. The Knollwood Terrace Condos are also in close proximity to Vandenberg Air Force Base.

Recent Knollwood Terrace Condo Sales:

Knollwood Terrace Condos in Santa Maria, CA — Real Estate Market Update is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

As a Santa Maria Short Sale Agent, I see short sale sellers make critical mistakes time and time again.  Here is my list of the top 5 mistakes I see:

1)   They wait too long to put the home on the market. Many times sellers believe that they will work out terms with the bank and their loan modification will be approved.  However, if your back up plan is a short sale, you need to leave enough time for an agent to get an offer and present it to the bank.  Less than a week is generally not enough time to get a lender to stop a foreclosure sale — it can be done — but you are taking a big risk.  If you want a short sale, you need to give your agent enough time to present a short sale application to the bank.  There are routine delays with short sales; banks lose documents and packages have to be re-faxed.  Don’t wait until it is down to the wire.

2)  They let the house fall apart. You should do all you can to make sure that your home does not fall into disrepair.  A house with uncut grass and full of deferred maintenance is generally not appealing to buyers.  And you still have to sell your home to a buyer.  You can lower the price to compensate and attract a bargain hunting buyer, but ultimately the lender has to approve that price.  And in my experience, a short sale lender’s estimation of value tends to assume that your home is in above average condition.   Indeed, one of the most common reasons a short sale will fail is “the bank wants too much for it.”  Now there could be other reasons that the bank wants too much (including the existence of mortgage insurance) but often the short sale lender will not want to take a hit on the price just because you decided not to repair that roof leak.

3)    They make the home difficult to be shown. Many short sale home sellers are not happy about selling their home.  Some are angry because efforts at a loan modification with the lender have failed.  However, making the home difficult to be shown will not help the situation — in fact, if you don’t have an offer on your home, it could put you in a jam down the road.  If the bank determines that you are deliberately delaying the short sale, and you have not been making payments, often they will simply continue the path toward foreclosure.  Also a listing that is difficult to be shown gains a reputation among agents, so don’t assume that agents will begin eagerly showing your home again after you’ve spent months running them around about showing appointments.

4)   They take too long to present the short sale application to the bank. Short sale sellers must remember that the buyer is waiting for the short sale to be approved as well.  They have to put much of their personal life and their entire financial life on hold to buy a home in today’s lending environment   They have concerns on their end as well, including when they are going to move, interest rate fluctuations, and the cheaper short sale next door that just hit the market.  As a short sale seller, you should do your part and have your hardship letter and financial documents ready.  Ideally, you should have all material for the short sale application ready to go when you put the home on the market.

5) They select the wrong short sale agent. Short sales are different than regular listings.  They generally take twice as long, present unique issues, and require a specialized skill and approach.  Some agents have never successfully closed a short sale, or they simply hate them.  That is understandable because short sales require a certain level of experience, determination and tenacity.  They are not easy listings to close and I believe you must be passionate about short sales to be successful at them.  Accordingly, it is important to select an experienced short sale agent that can make it through the long haul, and is prepared to fight it out with the bank for you.

Before deciding whether to short sell your home, it is essential that you obtain legal and tax advice, and consult with an experienced local short sale agent.   If you are considering a short sale of your Santa Maria, Orcutt, or Nipomo home and would like a short sale consultation, please call my office to schedule a meeting or a telephone consultation at (805) 938-9950.

Tni LeBlanc is an independent Real Estate Broker, Attorney, and Short Sale Agent. She is a Certified Distressed Property Expert (CDPE) and Certified HAFA Specialist (CHS) serving the Santa Maria, Orcutt and Five Cities area of the Central Coast of California.

*  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advice.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement.  Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

Copyright© 2011 Tni LeBlanc *Top 5 Mistakes Short Sale Sellers Make*

Top 5 Mistakes Short Sale Sellers Make is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

La Ventana in Santa Maria CA — April – June 2011 Real Estate Market Update is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

Los Cabos Homes in Santa Maria, CA — Real Estate Market Update is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

It seems that everyone is talking about short sales these days. But, what is a short sale? Simply put, a short sale allows you to sell your home for less than what you owe. It is an agreement between you and your lender that the home can be sold without the entire balance of the loan being repaid at the time of sale.  The devil, of course, is in the details.  A full waiver and release from the entire debt is the real goal of a short sale negotiation.

Each short sale must be negotiated to obtain the best and most favorable terms for that particular short sale seller.  Short sales are better for a person’s credit than a foreclosure and they allow the lender to obtain a higher recovery for the asset without the additional expense of a foreclosure.  However, there are many factors that can affect a short sale including the type of loan, the investor involved, the existence of mortgage insurance on the loan, the presence of additional liens, and the relative skill and experience of your short sale agent.

Before deciding whether to short sell your home, it is essential that you obtain legal and tax advice, and consult with an experienced short sale agent.   If you are considering a short sale of your Santa Maria, Orcutt, or Nipomo home and would like a short sale consultation, please call my office to schedule a meeting or a private telephone consultation at (805) 938-9950.

Tni LeBlanc is an independent Real Estate Broker, Attorney, and Short Sale Agent.   She is a Certified Distressed Property Expert (CDPE) and Certified HAFA Specialist (CHS) serving the Santa Maria, Orcutt and Five Cities area of the Central Coast of California.

*  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advice.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement.  Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

Copyright© 2011 Tni LeBlanc *What is a Short Sale?*

What is a Short Sale? is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

If you are considering selling your Avila Beach home and you would like a comparative market analysis, feel free to contact my office at (805) 938-9950 and set up an appointment.  I specialize in short sales and distress sales.  If you are interested in buying a home in Avila Beach, I will be happy to assist you and provide a list of available homes in Avila Beach and the surrounding area.

Tni LeBlanc is an independent Real Estate Broker, Attorney, Short Sale Agent, Certified HAFA Specialist (CHS), and Certified Distressed Property Expert (CDPE) serving Orcutt, Nipomo, Grover Beach, and Pismo Beach on the Central Coast of California.

* Stick built SFR & PUDs. Zip code 93424  only.  Based on the information from the Central Coast Regional MLS. The Association, the Multiple Listing Service, nor Mint Properties guarantees or is in any way responsible for its accuracy. Data maintained by the Association or its MLS may not reflect all real estate activity in the real estate market.  School district boundaries are subject to change and must be verified with the appropriate authority.  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advice and is for information purposes only.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement.  Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan.

Copyright © 2011 Tni LeBlanc *Avila Beach Beach Home Sales Market Report – January 2011 – May 2011*

Avila Beach CA Home Sales – January 2011 – May 2011 is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

Tni LeBlanc, DRE# 01871795 Mint Properties (805) 9389950 tni@mintprop.com http://www.MintProperties.net         Listed by: Mint Properties

Our recent listings Country Chic Sisquoc Home For Sale – Come Feel the Charm of Rural Living Nipomo Home For Sale – Alder Cabinets, Black Granite Countertops & Nickel Finished Light Fixtures Upgraded Home in Gated Renaissance Community in Inglewood CA – Hardwood Floors, Stainless Steel Appliances, Custom Office & Flagstone Patio Santa Maria Home for Sale – 4 Bedroom, 3 Bath Home in Gated Arborwalk Development – Short Distance to Vandenberg AFB Buellton Home For Sale – Welcome to Wine Country! Subscribe to our listing feed

Country Chic Sisquoc Home For Sale – Come Feel the Charm of Rural Living is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

I want a short sale, should I continue to pay my mortgage? This question is a constant one for those considering a short sale.  I find that ultimately, this is a very personal decision.  Some people could not sleep at night knowing that they had not paid for the roof over their head or paid their bills.  So, for some, it is a moral issue.  Others feel no such obligation to go into further personal debt or deplete savings to continue to make their mortgage payment when they know the end result will be a short sale or foreclosure.  For them, it is a contractual and/or business decision.  I do not tell people to stop paying their mortgage.  It is a personal decision in my book.  However, it is clear that you don’t have to stop making payments in order to qualify for a short sale.

I find that many people with high incomes and/or substantial assets often make the strategic decision to stop making payments because they do not believe that the lender will consider their hardship case without it.  So, they are not making payments to drive home the issue of hardship to the lender.  Others are not making payments because emotionally and financially they are done.  They would like a short sale but if a foreclosure is the only way, they are fine with that as well.  They want the lender to know that too, so they stop making payments.  I find that with or without making payments, short sale lenders are asking for contribution from high wage earners and those with substantial assets. So, you have to be prepared for that possibility either way. Not making payments should be a decision made with the proper legal and tax advice, and where you are emotionally and financially will probably weigh heavily in that decision as well.

Potential short sale sellers should be aware that if they are still able to make their mortgage payment but their hardship is on the horizon due to imminent circumstances (unemployment, lay off notice, or reduction in pay), they do not have to wait until they are no longer able to make payments in order to apply for a short sale.  Short sales with no or few missed payments do happen.  And, strictly speaking, a short sale with fewer missed payments is better for your credit than a short sale with a number of missed payments.  The decision of whether you should tap your retirement fund or credit card line to continue making payments while applying for a short sale is completely a personal one that should be made with the advice of your own legal and tax professional.

If you are considering a short sale of your Santa Maria, Orcutt,  or Nipomo home, you should seek out an experienced Central Coast Short Sale Agent to guide you through the process.  If you would like a short sale consultation, please call my office to schedule a meeting or a private telephone consultation at (805) 938-9950.

Tni LeBlanc is an independent Real Estate Broker, Attorney, and Short Sale Agent.   She is a Certified Distressed Property Expert (CDPE) and Certified HAFA Specialist (CHS) serving the Santa Maria, Orcutt and Five Cities area of the Central Coast of California.

*  Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advice.  Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement.  Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

Copyright© 2011 Tni LeBlanc *To Pay or Not To Pay That Is the Ultimate Short Sale Question*

To Pay or Not To Pay That Is the Ultimate Short Sale Question is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information

Santa Maria CA HUD Home For Sale in Desirable Hidden Pines Gated Community – 414 Hawthorn Street is a post from: Santa Maria Real Estate, Broker & REALTOR® Santa Maria, Orcutt, & the Central Coast of CA. Homes, Condos, & Real Estate. (805) 878-9879 for the latest Central Coast market information