Investing in the Valley
Tell me more about investing in residential real estate.
Much of the residential real estate in Phoenix can be considered an excellent long-term investment. Phoenix is seen as one of the most dynamic long-term metropolitan growth markets in the nation yet currently offers fantastic pricing on a wide range of well-located residential homes. Prices are down significantly from their market high in 2007 yet homes, in a growing range of price levels, are seeing price stabilization. If ever there was the perfect time to move your money into a solid income and equity investment – this is it.
How do I decide what to invest in?
The investment deals are fantastic here in Arizona but you still need to decide on what type of property you feel comfortable with, in what location and with what amenities. Before deciding what to purchase and at what price you should consult with us. Depending on your investment strategy and the blend of equity gain vs income we will design a different approach to each type of purchase. Once we’ve reviewed the different investment options with you we’ll then organize a selection of current listings that fit your criteria. Or you can search yourself and get a better feel for the Valley market. Either way you’ll soon know how current listings fit your investment strategy and what options are available to you.
REOs, Short Sales & Foreclosures. Tell me more.
The term foreclosure is sometimes used as a catch-all for all the terms which surround a “distressed property”. The bottom-line is that distressed properties typically follow the arc from the owner first trying to sell, then attempting a short-sale, to the actual foreclosure of a property (legal repossession and sale) if the loan is not modified or the property is not sold earlier. When a property is foreclosed upon and owned directly by the bank it is then “bank-owned” or REO. Banks, not wanting to own and manage real estate, then try to dispose of this inventory. The homes are usually in reasonable shape with many fixed up after the foreclosure to prepare it for the market. But the homes are usually sold “as-is” with no warranties, repairs or seller obligations. Understanding market conditions, the inventory of foreclosed homes and how to negotiate in a heated up buyer market is where the experience of UrbBurb can make all the difference.
If I buy residential real estate as an investment who will manage it?
We’ll set you up with a property management company that will take care of everything. As we coordinate your close of escrow our closing specialists will help set up the utilities, generate quotes for any improvements or repairs to take place after your close and liaison with the property manager to set up management services. Once closing occurs our closing team will insure that repairs are started and that your new property management company receives the keys and is ready to take over your investment.
Representation
What is a buyer representative/agent?
Investment buyer agents solely represent the interests of a buyer in a real estate transaction. They must act in the best interests and follow the lawful instructions of the buyer and WILL NOT disclose any buyer information, facts or discussions to the seller. A buyer agent must advise the buyer of a reasonable purchase price, investigate the material facts related to the sale and affirmatively discover material facts and disclose them to the buyer.
Why is it important to hire UrbBurb?
We’ve been successfully representing investors in the Valley since 1993. We’ve guided investors into a range of successful and well-timed opportunities including residential rentals, multifamily, small commercial and residential land. We know how to analyze and select the best property investments tailored to our clients income and equity gain targets. We offer comprehensive online information and tools, highly skilled investment agents and a diligent and responsive support team.When investing with UrbBurb you invest with confidence.
What is your procedure for assisting investors?
Take a look at our Investor Guide and you’ll have a better idea of the process of investing in Valley real estate. Then understand that we are here to expertly advise and guide you every step of the way from the start of your search to the day you close. Investing in real estate is one of the biggest decisions of your life – why make a move without talking to us first?
If I’m buying directly from a builder do I need a buyer’s agent?
The homebuilder is there to make as much money as possible. Without representation you’ll likely pay more, have less protection and largely be on your own throughout the entire transaction. Using a buyer agent doesn’t cost you a dime (the builders have agent fees built into their projected costs) while giving you the upper hand in buying your home. We help negotiate the price and contract terms, provide guidance at the design center, meet with vendors and coordinate your professional services while attending the inspection and builder walk-thru to provide guidance and answer questions.
If you’re doing all this work for me how do you get paid?
Our buyer services don’t cost you a dime. The seller’s agent is contractually bound to pay us from their commission proceeds. If you don’t use a buyer agent the seller’s agent usually just makes twice as much (dual agency) or the seller just nets more. Our fiduciary duty is to you, our buyer client, and we work solely on your behalf while costing you no out-of-pocket expenses.
Financing
How can you help me with financing?
Since many transactions need financing to close, we have become specialists in the available investment loan programs while assisting our clients to get with the right people and mortgages suited to their needs. We’ll connect you with the Valley’s top lenders offering the widest range of loan programs backed by competitive rates and attentive client service.
How do I get the best financing?
Shop around, do your research and know your options. There are differences between lenders and programs and each borrower is unique. Prepare for your loan application and make sure you are aware of your credit score and can explain your credit and employment history. The more confidence the lender/broker has that you will perform on the loan the harder they will work to get you the very best deal.
Searching
How do you find the best value in the property I’m looking for?
Hard work and experience. Finding the best home for your specific needs and budget means reviewing online and in person every relevant property listed in areas we feel fit your lifestyle. That’s not easy task in a housing market as large as the Valley. It’s a full-time job keeping on top of the market, reviewing every new and existing listing and trimming it all down so that we show you only the best properties. That’s why online property searches will never replace a qualified buyer agent. We save you time, money, effort and a great deal of unnecessary stress.
How do I prepare for the onsite property review?
We provide all the information you need when visiting properties and areas in the Valley. We do suggest you take your own pictures for reference and we will supply a clipboard and our “property review” sheets to grade and take notes on each selection visited.
How long does it take to find an investment?
It depends on the immediacy of your purchase. There’s a lot of great inventory out there and sellers and banks (REO/Short Sale properties) are motivated to get a home under contract. We make the process much easier by focusing on properties that fit your particular needs and typically within 1-2 days of on-site searches you’re under contract or getting close to submitting an offer. With us you’ll quickly have a clear idea of the size, location, price and amenities of what is available in the market for your needs.
Can I buy a furnished residence for short-term rentals?
From condos to detached homes, we can help you select a furnished home, a furnished model or negotiate with sellers to make your new home move-in ready. We can also set you up with experienced and talented interior designers and vendors to coordinate furnishing your space with everything from dishes to furniture in almost any style.
Negotiating
List Price, Sales Price, Appraised Value and Market Value?
The list price is the seller’s asking price and the sales price is the final closing price. The appraised value is determined by a licensed appraiser using comparable sales, the condition of the property and other factors. The market value is the value that the home will sell for once both parties agree to a price depending on how the appraisal, inspection and other items have been considered.
How do you negotiate contracts?
With experience. Experience teaches us to know the value of the property we’re looking at based on our market knowledge, stats and recent comparable sales. Experience guides us to know how to construct the contract, what items to push for and what concessions we should be prepared to make. We know that quick, prepared and concise responses from us will usually give you the upper hand in securing a contract.
What do we ask for in the contract?
Each buyer and seller has their own motivations when negotiating but one thing is clear: draft as simple a contract as possible. Complex contracts with multiple demands can be confusing or annoying to sellers and their agents and are unlikely to get serious attention in a high-demand property. Even on a low-demand property it is best to target your specific motivation (lowest price, repairs, seller contributions etc) for concessions. Determine what you really want, keep the contract clean and drive the hardest on the deal points that mean the most to you.
Inspection & Escrow
What is a title company?
The role of a title company is to coordinate the interests of all parties to a real estate transaction including the buyer, seller, mortgage lender and the real estate agents while making sure all requirements for settlement are fully satisfied. After the Sales Contract is ratified, it is sent to the title company to review for accuracy and completeness and to begin the title and escrow process.
What ways can I hold title in Arizona?
You must carefully decide how you will take title due to the significant tax and legal differences. Read this Title Guide to better understand your options. You should also talk to your lawyer or accountant for guidance.
Escrow explained.
Escrow describes the process where a title company works with the seller and the buyer to facilitate the transaction. After the contract documents, instructions and buyer funds have been provided to the title company escrow will be opened. The title company operates as a neutral third party securing the proper transfer of funds, signatures and documents. Once the title company verifies that title is clear and that all obligations have been met by all parties then ownership of the property is transferred to the buyer through recordation of the deed at the County Recorder.
Will you help me with the escrow?
Every single step of the way. We pride ourselves on providing the very best service to our clients from search to close. The escrow is the “glue” that brings the entire transaction together and we’ll coordinate all the events needed to insure a successful transaction. We monitor your financing, inspections, appraisals, and obligations while working directly with you to set up utilities, improvements, property management or any other service or task.
What is the inspection period?
Contracts are typically drafted with a negotiated inspection period whereby the buyer can have the house inspected, cost out repairs, review their financing commitment and if needed, drop the contract unilaterally without penalty. The inspection period usually last for 5-10 days but all inspection period terms are up to negotiation.
What happens during the inspection?
Immediately upon contract acceptance we will coordinate for a timely inspection from a licensed home inspector. The inspector will thoroughly inspect the property, draft a detailed report and review any obvious or suspected problems or needed repairs. For suspected major problems such as foundations, roof, structural and electrical and plumbing systems further review by a specialist may be needed and the inspection period can be mutually modified if warranted. Additionally a termite inspection will occur looking for wood-destroying insects and evidence of rot.
What happens if there are significant issues with the home during the inspection?
Likely we would be aware of any significant visually-obvious issues with the home and factored the effects on value (and cost of repairs) into the offer. But occasionally issues are discovered during the inspection that are potential “deal-killers”. We then have the option to go back to the seller and try to renegotiate the price and contract terms. In today’s “buyer’s market” sellers are likely to accept any reasonable modification to the contract if they now have a known issue (that will have to be declared on any future contract as a known fact) and a motivated buyer ready to close.
What is the repair period?
If there are items on the final inspection report that are of concern to the buyer then the buyer can go back to the seller to draft contract changes in the form of price concessions and repairs to the home. In most cases these repairs will need to be completed by the seller before close of escrow. If the repairs will take longer to complete, funds can be escrowed to insure that the seller completes their contract obligations.
Closing
What else should take place before the close of escrow?
There are important events that should take place before closing. If you have a income property and need property management then we will coordinate to hire a firm appropriate for your property type and location. Repairs and improvements planned for after close of escrow should be costed out and contracted to begin as quickly as possible. If the escrow is smooth and closing seems assured then advertising for an income property tenant can be initiated before closing.
Post-Close
What happens after close of escrow?
Once the property has closed our closing team will coordinate to make sure you get your keys and help confirm your utilities have been activated or switched. We’ll insure the final settlement package is sent to you from the title company and we’ll prepare and deliver your UrbBurb Closed! package insuring you have your questions answered and your final documents in hand.
I need some help with my home?
From property managers and caretakers to maintenance services and more we have the contacts you need when investing in real estate. Whatever it is – we’ve got you covered.
Taxes & Financial Planning
What are local property taxes?
Property taxes are low and range city-by-city throughout the Valley. Taxes pay for city operating expenses including roads, schools, police, fire, libraries etc. Taxes are assessed every 24 months in Maricopa County (including Phoenix and the surrounding cities) and range from .8 – 1.5% of the assessed value of the property.
Can I appeal my property tax assessment?
Yes. Especially as values fluctuate in this market you may feel that the assessed value is incorrect. There is a time limit to contest your assessment and you will have to provide proof to challenge the value. You can accomplish this through an appraisal or a comparative market analysis. Contact us or your local tax assessor for the procedure to appeal your property taxes.
What are tax advantages of homeownership?
There are multiple tax advantages to owning a home including mortgage interest and property tax deductions for primary and second homes. Other mortgage costs such as late-payment charges and early-payment penalties are also deductible. There are also additional deductions for portion of the house and costs used for running a business. For a list of complete deductions contact the local or federal tax agency, research online, contact your accountant or financial planner or just talk to us.
