Ogden Utah Foreclosures
In Ogden, there are different stages of the foreclosure process that present different opportunites and challenges for buyers and real estate investors to purchase foreclosured properties. Here is a brief summary of different ways to invest in Ogden foreclosures. The Ogden Weber area is one of the prime areas in Utah fore both foreclosures and HUD homes.
Ogden Pre-Foreclosures
The pre-foreclosure stage begins when home owners receive a "notice of default". In Ogden, a notice of default is usually received after about four missed mortgage payments. The owners usually have about three months before the foreclosure auction to find a way to make up the missing payments and bring the loan current. However, usually they are monetarily unable to do such. If they had the money, they most likely wouldn't be in default.
Many Ogden preforeclosures are for sale and are listed on the MLS. However, the majority of them are not for sale. Many real estate investors attempt to contact these distressed owners, and offer to purchase their homes below market value to help them avoid foreclosure and preserve their credit.
Ogden Short Sales
Quite often the owners of the pre-foreclosure homes are upside down. They owe more than the property is worth. It is still possible to purchase these homes. To help avoid foreclosure, banks will often times approve a "short sale." When a Ogden house is in short sale status, the bank forgives a portion of the debt and sells the home for less than what is owed. For banks, foreclosing is a very expensive process and they are often better off taking a "short sale" than foreclosing. Many Ogden short sale houses are listed on the MLS. They are noted with a special "SS" mark by the listing.
The Trustee Sale -- Foreclosure Auction
A foreclosure sale, or Trustee auction takes place a the Weber County Courthouse located at 2525 Grant Avenue, Ogden, Utah 84401. This is a public auction where anyone may bid on the property if you:
- Provide $5,000 certified funds prior to bidding.
- Must pay off the entire purchase price in full within 24 hours.
- Properties sold at the public auctions are sold without warranties. There still may be judgements tied to the property. The properties might even still have residents needing eviction.
Purchasing a property at a Ogden Trustee Sales can be fairly risky as a lot of the time these homes are purchased "site unseen." Sometimes the homes are on the market and investors can walk through them before the foreclosure auction, but often times they are not. When a distressed home has several loans on it the junior liens will usually get shafted. Ogden Foreclosure Auction homes can often be purchased at a large discount when there isn't a lot of competition. Occasionaly Weber properties are sold at public auction because of "tax lien" sales where the property forecloses because the owner failed to pay their taxes.
Ogden Utah REO - Bank Owned Homes - Post Foreclosure homes
When nobody bids on a home at a public foreclosure auction, the lender bids on it for the amount owed. This becomes a Real Estate Owned (REO) or bank owned property. The large majority of the time Ogden REO homes end up listed with a Realtor and are found listed on the MLS. In the MLS notes look the owner will usually be listed as "REO" or "Bank Owned." Banks don't like carrying homes and so usually will price it low to try and sell within tree months. Ogden REO Homes are sold "as is."
Ogden HUD Homes
One of the most common phrases associated with foreclosure, is HUD Homes. Ogden HUD Homes are Bank owned homes that were secured by Government back loans. New HUD homes become available every Friday in Utah. HUD homes can usually be purchased below market value, but they can usually only be purchased by people intendinding to use the property as their personal residence. If a HUD home is on the market for several weeks, the bidding is then opened up to Investors. Once its open to real estate investors, its usually not the greatest deal.
Ogden Utah HUD Homes
HUD Homes and Foreclosure Houses are usually in pretty beat up condition and require some rehabbing. Not all Ogden foreclosures are fixer uppers. Many distressed properties are newer and in very good physical condition.
Foreclosure sales must take place as a public auction between 9AM and 5PM on a business day at the time, place and date designated in the notice of the sale. The trustee auctions the property to the highest bidder. The foreclosure sale may be postponed for 45 days from the original sale date if written notice is provided to the original recipient of the notice of default.
