What's my Stafford, Fredericksburg, VA home worth? The number #1 question homeowners are asking as the Fredericksburg Real Estate market heats up for Spring 2019. Find out in minutes your homes value Fredericksburg no need to call us but we would love to hear from you.

Pam Martin, Fredericksburg Best Realtor, selling more homes in 2014-2018 than most agents sell in 7 years! Let us reveal to you the system and how we can help sell your home from setting the price to marketing your home with campaigns that get attention.

To learn more about your home's value call 540-834-6924 or, Click here and get started now! No Obligation and No Risk and it's Free and Easy!

When you're looking for information and the in and outs of selling your home, you have come to the right place. The dedication, commitment, and most of all the communication you will receive with The Pam Martin Team are sure to provide you with the most assurance to greatly help you get to the most critical part, a profitable closing on the sale of your home.  We understand how important it is for you to have the most detailed information about your Fredericksburg home's value. Contact us today at 540-834-6824 or visit here to get started!

Buy First or Sell First

The classic dilemma for many Fredericksburg homeowners is whether to buy or sell first. There is no "right" answer. It depends on your specific circumstances and what works best for you and your family.

Most homeowners in Fredericksburg, VA  agree that it's more prudent and less stressful if you sell your existing home before you buy a new one. You can often get top dollar for your home if you are not under pressure to sell. And you're in a better position to negotiate on the buying side of the transaction. If you have to make an offer contingent on the sale of your home, you often lose negotiating leverage.

If you sell your current home and the home you select isn't available when you're ready to move, you may end up with cash in hand in a short-term rental. No one wants to move twice, but it may be well worth it to eliminate risk and have more money to work with. 

If you currently own a home in Fredericksburg, Stafford, and surrounding areas. I would be happy to provide you with a home valuation so that you know what your home is worth in today's local Fredericksburg Real Estate market. If you provide me with some necessary information on your home, I'll be able to give you a price range. That range will be determined using the information you provide to establish a list of comparable properties in your area as reported by the Multiple Listing Service (MLS). Or I can give you a more precise valuation by briefly visiting your home.

You may also take advantage of my House Value tool that is free, and within minutes will have a pretty good ideal of your Fredericksburg area house value. Get Started Today!

In the Press:

Jan. 19, 2014 - FREDERICKSBURG, Va. -- Advanced Marketing Designation Recognizes Deep Understanding of Internet Marketing Strategies for Helping Customers Buy & Sell Homes

Fredericksburg, VA January 17, 2019, Pam Martin, a leading real estate professional with eXp Realty in Fredericksburg, Stafford VA, has been awarded the Internet Marketing Specialist designation SEE MORE

The Fredericksburg, and Stafford Real Estate Market, is ever changing and working with the right real estate agent in Virginia to sell your in-home in Fredericksburg, Stafford, VA is key when thinking about selling your home. Working with Pam Martin at Keller Williams Realty you don't just get a real estate agent. You get a team of dedicated real estate professionals. This system is what makes The Pam Martin Team the best of the best Realtors in Fredericksburg, VA. Contact us today!

1.  Local Advantage -  Fredericksburg, and Stafford is our home. With our expert knowledge and local insight of the area gives us a broad spectrum of knowledge when marketing your home.  

2.  Internet Advertising - We know now that 95% of buyers and sellers first start the process online either looking for a home or finding the best Realtor to list their home for sale.

3.  Email Campaigns - With a database of thousands of buyers we know how to work the network and can identify the right people to target your home to and get your home sold fast.

4.  Personal Touch - We understand that technology alone won't sell your home. Our high level of customer service and proactive hands-on approach provides the advantage that The Pam Martin Team is most proud of.

Please call us directly for the most detailed answers concerning Short Sales. Every short sale is very different, and each bank has its own systems, and the guidelines are continually changing. Give us a call today 540-834-6924 for a private free consultation. We understand and we can provide you with detailed information on Bank of America, Wells Fargo,  and Ocwen Short Sales just to name a few. We work with ALL banks, let our experience ease your mind and let us do the worrying for you. Make a fresh start today be proactive the worst thing you can do is nothing!

Short Sale Frequently Asked Questions:

What is a Short Sale?

In basic terms, a Short Sale is used to describe the sale of a home in which the homeowner owes the bank more than the house is worth.

Would I qualify for a Short Sale?

Yes. Contrary to popular belief, it is not difficult to qualify for a Short Sale. An excellent Short Sale candidate has no equity in their home. They are not able to sell their home and pay off all of the outstanding loans/debt that is secured against their property. Find out instantly if you qualify for a Short Sale in Fredericksburg

Will I get a cash relocation package from my bank after completing my short sale?

It is very possible, 99% of the short sales we are now closing the homeowners are receiving relocation assistant from the bank ranging from $1,000 - $12,500.

What types of situations may a bank recognize as a hardship? 

• You are behind on your mortgage payment and are unable to keep up with all of your monthly obligations. Some of the reasons for falling back on your mortgage payment may include a sudden change in monthly household income, loss of job, divorce, and more.
• You are NOT behind on your monthly mortgage payment but know that you will soon be unable to keep up with all of your monthly obligations and therefore in the near future will not be able to afford to keep your home.
• You are NOT behind on your monthly mortgage payment but need or want to move. Reasons could include a job transfer, a health reason, retirement, and more.
• You are NOT behind on your monthly mortgage payment and have decided that staying in your home is not a good “business decision” or “financial decision.” 

How do I select the best Short Sale specialist to manage and negotiate my Short Sale successfully?

Before hiring just any 'Agent' to assist you in a Short Sale, make sure they are well trained and qualified. Ask them about the experience they have had in negotiating short sales. A Short Sale Agent knows how to qualify you for a Short Sale transaction and therefore has a very high success rate. Most Realtors®, Investors and Real Estate Agents do not understand how to qualify you and your lender for a Short Sale Transaction. This is one of the reasons they often have such low success rates when it comes to closing a Short Sale. Be smart and make sure that you ask many questions before trusting your future, your credit and your financial situation with a self-proclaimed 'Expert' that may have a “special designation” after their name and just learned about Short Sales from a Title or Escrow Company, a Real Estate Seminar, or their Broker. 

Do you work with all banks?

Yes, we work with all banks. We do not “selectively choose” which banks we operate with and which banks we won’t. We have experience in working with a number of banks to many to list. 

For some additional information on individual banks, you may visit the following links.

• Bank of America Short Sales
• Wells Fargo Short Sales
• Chase Short Sales
• Ocwen Short Sales
• Fannie Mae Short Sales
• Freddie Mac Short Sales

How long does it take to complete a Short Sale?

This simple answer is that it takes approximately as little as 30 days to 7 months to complete a Short Sale from initial contact with you as the customer to closing.

Stages of a Short Sale:

1.  Collecting and submitting homeowner documentation to send to your bank.

2.  Aggressively marketing your home for sale and presenting the offer to your bank.

3. Negotiations this is where our expertise and experience in negotiating Short Sales takes place. The actual negotiation/approval process can take as little as 30-45 days or as much as 90+ days. On average most Short Sales take between 60-90 days from the date the offer is presented to the lender to the date of the Short Sale approval. In most cases, 75-90 phone calls, emails, and faxes back and forth between the lender and our team are required. The process would not typically be described as “fast” on the bank's side of things, but with The Pam Martin Team working on your behalf, you can be at rest knowing that everything is being handled diligently.

4.  The last stage to the Short Sale process is the period between Short Sale approval from the bank and the buyer closing on the home. We prepare all of the buyers that we work with to be ready to close in as quickly as 3 weeks from the time of Short Sale approval. Often buyer’s will even close in as little as 10-14 days. If you are still living in the home at the time of Short Sale approval, it is imperative that you be prepared to move out on the closing day or before.

Are there any tax ramifications to a Short Sale?

We advise you to contact a CPA

( Please know the IRS DEBT TAX FORGIVENESS ACT ENDS December 31, 2013) 

There may be tax ramifications to a Short Sale, but this is a very “loaded” question. You may have heard, "Don't do a short sale because you will get a 1099 and have to pay taxes on the difference between what you owed on your home and what you sold it for or the amount the bank wrote off." This is not the whole story…

We do suggest you contact a CPA or Tax Preparer. Also, visit the IRS website for more detailed information about The Mortgage Debt Relief Act of 2007 provides relief to many, many homeowners. The ACT is expiring at the end of December 2013. For more information on the Mortgage Debt Relief Act, how it works, who it applies to, and more, please read more directly from the IRS website. 

Are there any credit consequences to a Short Sale?

This question is asked very frequently and has many different variables involved. FHA just announced in August 2013 that some borrowers who may have had a short sale can purchase another home in again in 12 months. This new program is called the Back to Work Program. This is fantastic news to those thinking about a short sale and for those considering they had to wait the 2-3 years, I suggest you speak with a lender.

The first thing to keep in mind is that the moment you go 30+ days behind on your mortgage payment, your bank has the right to report to all of the credit bureau’s that you are 30 days behind on your payments. When a late payment is reported to the three major credit bureaus, it does have a direct effect on your credit. After going through a Short Sale or a Foreclosure, most people have multiple 30, 60, and 90+ day late payments reporting on their credit report.

When the actual Short Sale is completed, most banks will report to your credit report that your account was “paid in full for less than the full amount.” Your credit report may also be marked as “settled.” It is important to keep in mind that each lender has a different way of reporting that a Short Sale was done, but this is the most common language that is seen. If your home were to go to Foreclosure, you would most often see the bank report “Foreclosure” on your credit report.

It is difficult to gauge how much of a credit scoring affect a Short Sale has vs. a Foreclosure. Credit experts will agree that neither a Short Sale nor a Foreclosure is favorable to your credit or credit score; however, the impact of a Foreclosure is much worse. We strongly advise you to work with a Credit and Credit Scoring Expert for more specifics on this topic, and ways in which to improve your credit after the Short Sale is complete.

I’m behind on my payments, how long until the bank forecloses on my home?

It is important to know that if you are working on a Short Sale, it does not mean that the lender will put a “stop” on the foreclosure process. Some lenders will continue with foreclosure proceedings even if a Short Sale is being reviewed or worked on. Our team consistently gets foreclosure sale dates postponed/delayed when we are in the Short Sale process.

When should we begin working on the Short Sale together?

Ideally, we would like to begin working on your Short Sale as soon as possible! If you recognize that you are unable to keep up with your payments and will be falling 30+ days behind, please contact us immediately. The important thing for you to know and keep in mind is that the sooner we begin working with you on the short sale process, the more you increase your chance of a successful closing. Don’t wait any longer!  Act today! Call 540-834-6924

Stafford Short Sale Specialist, Pam Martin with eXp Realty closes another Wells Fargo Short Sale