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Rick Davidson Will Join The Everest Group as a Principal and President

Rick Davidson

Century 21 Real Estate LLC announced today that Rick Davidson will be transitioning from his role as president and CEO on April 21 to return to his entrepreneurial roots in real estate brokerage. Davidson will pursue his passion within the CENTURY 21 System as a principal and president of the Everest Group, operator of CENTURY 21 Everest-Troop Real Estate, a Salt Lake City-based firm with 17 offices in Utah and California. CENTURY 21 Everest-Troop ranks among the top five C21® franchise affiliates worldwide.

“We thank Rick Davidson for his 11 years of outstanding leadership and service at Realogy, the last seven of which have enabled CENTURY 21 to become a far stronger and healthier franchise network today than ever before,” said John Peyton, president and chief operating officer of the Realogy Franchise Group, the parent company of the CENTURY 21 System. “We are delighted that he will remain affiliated with the franchise system as he moves forward with this next stage of his career. There is no better validation for the C21® System than to have a leader of Rick’s caliber choose to affiliate with the franchise.”

Peyton continued, “In the interim, CENTURY 21 remains in extremely good hands with its existing senior leadership team, and the day-to-day operations of the brand will continue to be managed by Chief Operating Officer Greg Sexton. We are moving expediently, yet deliberately, to conduct a thorough search and evaluate candidates for the CEO position.”

During the past seven years, Davidson and his leadership team are credited with reinvigorating the CENTURY 21 System, putting in place a comprehensive plan to create excitement about the brand throughout the industry, drive brand pride, foster loyalty within the system and drive growth. The momentum behind CENTURY 21 today is powerful, as evidenced by the brand’s unprecedented sweep of the annual J.D. Power Home Buyer/Seller Satisfaction StudySM, in which it earned Highest Overall Satisfaction for First-Time Home Sellers, First-Time Home Buyers, Repeat Home Sellers, and Repeat Home Buyers (Tied in 2016) among National Full Service Real Estate Firms in each of the past three years.

“I am deeply proud of the growth and market positioning we have been able to accomplish together as a team at CENTURY 21,” said Davidson. “I cherish the relationships I have built through the years, and I am excited to become a principal of a leading franchise affiliate brokerage firm within the C21 System. This is the start of an exciting new chapter for my career, and my decision to remain affiliated with the CENTURY 21 brand should speak volumes about where my heart is. In my return to real estate brokerage, I wanted CENTURY 21 and the Realogy Franchise Group to remain my home.”






Real Estate Talk: California Needs 1.8 Million Homes to Meet Demand

by Marty Kovacs, Santa Clarita Valley Signal

California needs an additional 1.8 million new homes by 2025 to meet expected population growth, which means 180,000 new units must be built annually compared to the paltry pace of 80,000 homes per year seen for the last decade.

From 1955 to 1989 the state saw 200,000 units built annually so it definitely is possible.

With California’s desirable climate, diverse economy, and many of the nation’s top colleges, the state continues to experience strong housing demand, according to a draft statewide housing assessment released recently by the California Department of Housing and Community Development.

The report — California’s Housing Future: Challenges and Opportunities — notes, however, that housing construction is constrained by regulatory barriers, high costs, and fewer public resources.

In addition to the 100,000-unit shortfall per year in new construction, some of the housing challenges facing the state include:

  • Lack of supply and rising costs are compounding growing inequality and limiting advancement opportunities for younger Californians. Without intervention much of the housing growth is expected to overlap significantly with disadvantaged communities and areas with less job availability,
  • Continued sprawl will decrease affordability and quality of life while increasing transportation costs.
  • The majority of Californian renters — more than 3 million households — pay more than 30 percent of their income toward rent, and nearly one-third — more than 1.5 million households — pay more than 50% of their income toward rent.
  • Overall homeownership rates are at their lowest since the 1940s.
  • California is home to 12 percent of the nation’s population, but a disproportionate 22 percent of the nation’s homeless population.
  • For California’s vulnerable populations, discrimination and inadequate accommodations for people with disabilities are worsening housing cost and affordability challenges.

The report noted that potential actions on the cost of housing fall under three broad categories:

  • Reforming land use policies to advance affordability, sustainability, equity.
  • Addressing housing and access needs for vulnerable populations through greater inter-agency coordination, program design, and evaluation.
  • Investing in affordable home development and rehabilitation, rental and homeownership assistance, and community development.

“New home construction is unsustainably low,” said Ben Metcalf, director of the Dept. of Housing and Community Development. He was the keynote speaker at the recent  “Housing Our Workers” forum organized by the Southland Regional Association of Realtors, the Valley Economic Alliance, and BizFed Institute.

“It compounds today’s challenges, Metcalf said.” Over the coming weeks I’ll explore the concerns and recommendations that emerged from that forum and the state’s housing assessment report.

Marty Kovacs is the 2017 Chairman of the Santa Clarita Valley Division of the 9,500-member Southland Regional Association of Realtors. David Walker, of Walker Associates, co-authors articles for SRAR. The column represents SRAR’s views and not necessarily those of The Signal. The column contains general information about the real estate market and is not intended to replace advice from your Realtor or other realty related professionals.







Subcommittee Testimony Reveals Violations by HUD Officials

by Brian Honea

HUD Office of Inspector General Investigators from HUD's Office of Inspector General (HUD OIG) and the Government Accountability Office (GAO) testified before the House Financial Services Subcommittee on Oversight and Investigations on Wednesday that some senior officials at HUD violated federal law and obstructed investigators' efforts to uncover wrongdoing.

Some of the individuals identified were presidentially-appointed and Senate-confirmed, according to testimony. HUD Inspector General David Montoya testified to the Subcommittee that some senior officials were guilty of "outright misconduct."

Witnesses offered testimony to the Subcommittee that senior HUD employees violated federal employment law practices as well as HUD policies by hiring Debra Gross, a former registered lobbyist, for a position with HUD's Office of Public and Indian Housing. Witnesses said Gross misused her position with HUD to further an agenda favorable to her former employer's public housing groups and also by hiring two HUD employees without proper vetting.

The HUD Inspector General found that Gross obstructed with the investigation of these actions by "providing false statements to investigators" and denying key HUD officials access to pre-employment email communications. Witnesses testified that the two employees were "less than forthcoming" regarding their hiring and both had stated they were never interviewed prior to being hired.

In a separate case, HUD's Inspector General testified that then Deputy Secretary Maurice Jones and four other senior HUD officials violated HUD's administrative policies by engaging in a grass-roots lobbying campaign. Witnesses said Jones and the four others re-transmitted a July 21, 2013 email urging 1,000 recipients to lobby specified Senators regarding a pending appropriations bill. In addition to violating HUD policy, GAO found dissemination of this email by Jones and the others to be in violation of federal anti-lobbying laws.

Testimony before the Subcommittee also revealed that certain HUD officials attempted to obstruct the investigation in that case by attempting to improperly influence witnesses, threatening investigators from HUD OIG they would be "charged as a result of their inappropriate actions," and withholding information regarding their involvement with the dissemination of the email.

"(T)hat case illustrated what can happen when senior government officials veer from the course of ethical decision-making, skirt the edges, and act in a manner that is not in the government’s best interest," Montoya told the Subcommittee.

Montoya testified that a HUD OIG report issued last year regarding the anti-lobbying investigation detailed attempts by HUD officials to cover up their illegal activity, but he said HUD took "no formal disciplinary action" in response to the report of the investigation.

"At the time, I found those revelations troubling, but I had hoped we could chalk it up to a few bad apples at HUD," said U.S. Representative Sean Duffy (R-Wisconsin), Chairman of the Subcommittee. "But we're back here today to discuss what happened with those so called 'bad apples' because of other, completely unrelated allegations that have surfaced."

Ocwen Settles with California Regulators for $2.5 Million

by Kate Berry

~~Embattled mortgage servicer Ocwen Financial has agreed to pay $2.5 million to California regulators for failing to prove its compliance with state mortgage lending laws.

California's Department of Business Oversight said Friday that it will drop its effort to suspend the subsidiary Ocwen Loan Servicing's mortgage license in California. The Atlanta servicer had failed for more than a year to provide its California regulator with requested information.

As part of the settlement, Ocwen has also agreed to pay for an independent, third-party auditor, chosen by the state agency. Ocwen is prohibited from taking on any new California customers until regulators determine that it can respond to information requests in a timely manner.

The California settlement is teeny compared to the $150 million Ocwen agree to pay last month to New York regulators to settle allegations that it backdated thousands of foreclosure letters to homeowners. William Erbey, Ocwen's founder and executive chairman, stepped down after 30 years with the company as part of the New York settlement.

The weeks since have been rough for Ocwen. The dust-up with California regulators had caused its shares to plunge nearly 50% last week on fears that the company could lose its license.

The shares fell another 17% Friday after BlueMountain Capital, a New York hedge fund, said it had notified Deutsche Bank, a bond trustee, that Ocwen was in breach of certain default provisions.

"The department is committed to supporting a fair and secure financial services marketplace for all California consumers," said the agency's Commissioner, Jan Lynn Owen, in a press release announcing the settlement Friday. "This settlement allows us to move forward and ensure that Ocwen is meeting its obligations under the law."

California's formal accusation against Ocwen, which was filed in October, will now be withdrawn. Ocwen's failure to provide documents to regulators grew out of a routine regulatory exam.

"We're pleased this frustrating skirmish over what should have been a routine matter is finally resolved," Tom Dressler, a spokesman for the state agency, said Friday. The settlement will allow California regulators to determine if Ocwen has followed the law, he said.

Ocwen had no comment at press time.

From now on, California said, the third-party auditor will review the loan-file information provided by Ocwen. The auditor will submit a report on its compliance with the California Residential Mortgage Lending Act, the 2012 Homeowner Bill of Rights (a series of state laws designed to protect distressed homeowners and those in foreclosure), and other state and federal laws and regulations.

The auditor will submit a report to the state agency that assesses Ocwen's loan servicing procedures, processes and staffing levels. Ocwen will have to adopt an action plan to correct any deficiencies identified by the auditor.

The state can still pursue an enforcement action against Ocwen if there are any substantive violations of state laws designed to protect consumers.

Senate Passes Tax Bill That Includes Key Mortgage Deductions

by Brian Collins

The Senate approved a bill late Tuesday that would retroactively extend over 50 expiring tax provisions for one year, including one that shields distressed homeowners from paying taxes on any mortgage debt forgiven in a short sale.

The Senate approved the bill 76 to 16, which extends the provisions until Dec. 30 of this year (the one-year extension is retroactive). The House passed the bill 387 to 46 on Dec. 3.

At one point, House and Senate lawmakers were close to a deal on a two-year extension. But the White House objected because key business tax provisions were given permanent status while others affecting low- and moderate-income households would still have had to be extended each year.

"In my view, any agreement on permanent tax policies must be balanced between support for businesses and support for working families. A deal that only makes corporate policies permanent — or one sharply skewed in that direction — would have failed the test of fairness," said Sen. Ron Wyden, chairman of the Senate Finance Committee.

Under the bill, homeowners can deduct the cost of mortgage insurance premiums on their 2014 tax forms. This tax break covers private mortgage insurance premiums as well as premiums paid on Federal Housing Administration, Department of Veterans Affairs and Rural Housing Service guaranteed loans. The U.S. Mortgage Insurers welcomed the extension.

"USMI commends passage by Congress last night of a one year extension of vital homeowner tax relief. We are especially pleased that the legislation includes the tax-deductible treatment of mortgage insurance premiums for low and moderate income borrowers. We look forward to working with Congress towards permanent enactment of this important tax relief for homeowners," according to the private mortgage companies.

About 3.6 million taxpayers claimed the mortgage insurance deduction in 2009, according to analysts at Compass Point Research and Trading LLC.

The bill also ensures underwater borrowers that sold their homes in a short sale in 2014 will not be penalized.

Prior to the housing bust, troubled homeowners had to pay taxes on any mortgage debt that was canceled or forgiven by a lender. The amount of forgiven mortgage debt was treated as ordinary income and taxed accordingly.

The "Mortgage Forgiveness Debt Relief Act is crucial to foreclosure mitigation efforts such as principal forgiveness and short sales," said Isaac Boltansky, an analyst with Compass Point.

In 2007, Congress passed the Mortgage Forgiveness Debt Relief Act so that distressed borrowers would not be penalized for doing a short sale. Congress extended this tax relief in 2009 and 2012, but failed to pass a tax extender bill at the end of 2013.

Since 2008, more than 800,000 distressed homeowners have taken advantage of this tax break, according to Rep. Charles Rangel, D-N.Y., an original sponsor of the debt forgiveness bill in 2007.

Short sales have been declining over the past few years due to an improving economy, lower foreclosures and the uncertainty over the tax consequences of a short sale or deed in lieu transaction, where the homeowner simply signs over the deed to the house to the bank and vacates the property.

Fannie Mae and Freddie Mac servicers completed 27,800 short sales during the first eight months of this year, compared to 87,740 in 2013 and 125,232 in 2012.

Boltansky noted that the retroactive reauthorization for 2014 also gives Federal Housing Finance Agency Director Mel Watt a shield to resist Democratic pressure to permit principal reductions on Fannie and Freddie loans.

Watt "will have additional political cover to reject calls to embrace the principal reduction through HAMP as the tax consequences could limit borrower participation" he wrote in a Dec. 2 report.

What is 2015 going to bring to our housing market?

by Selma Hepp, Ph.D., Senior Economist

If you have been following the housing market news in 2014, it is possible that you are not quite sure what is going on. The status of the housing market recovery seems indeed uncertain. What happened?

Homes sales in 2014 slowed down from the year before. Total sales of existing single-family home sales in 2014 are projected to come in about 8 percent lower than 2013. Lower sales reflect some changing dynamics in the market. In 2014, California’s housing market moved away from being largely dominated by investor activity and strong competition to a more balanced market. Dramatic home price growth along with depleted inventory reduced profit margins for many of the investors. Investors consequently exited. Nevertheless, diminished investor activity has not been replaced by activity from traditional consumers. As a result, home price growth that soared in 2013 slowed down this year. After more than 20 months of double-digit year-over-year increases in home prices, we are now looking at normalized single-digit price growth. Homes are even being sold below listing price in some markets.  Also, severely depleted inventory of homes available for sale finally improved. While still an issue in areas with high buyer demand, inventory has improved in all price segments and across most parts of the state. Furthermore, mortgage interest rates have remained steady and certainly below forecasts that were anticipated for this time of 2014. Taken together, housing fundamentals are good and buyers and sellers are adjusting their expectations.

What does that mean going forward?  In 2015, housing market is expected to continue moving along a “normal” continuum. While it is difficult to define what “normal” means after a decade of volatility, improvements in housing fundamentals along with improvements in the economy and the job market indicate that a better balance will be achieved between traditional buyers and traditional sellers. Improvements in inventory of homes available for sale will help fuel demand for homes among buyers. Also, diminished competition from investors and cash buyers, and slower price appreciation, will restore some confidence back among buyers. Sellers on the other hand recognize that the market frenzy seen in 2013 no longer exists and home price growth has stabilized.

C.A.R. predicts that sales of existing single-family homes will increase in 2015, 5.8 percent, to about 403,000 sales. Median prices are also predicted to continue rising, with forecasted change of 5.2 percent to $478,700. And lastly, interest rates on 30-year mortgages will increase at some point in 2015 and are expected to average about 4.5 percent for 2015. Increase in prices along with higher interest rates mean that housing affordability for the state will decline further. The decline of 3 percentage points will put housing affordability at 27 percent in 2015, suggesting that 27 percent of households will be able to qualify for a median priced home. One of the main constrains among potential buyers has been decreased affordability. Nonetheless, price stabilization, historically low mortgage rates and greater inventory should prop the market in 2015.

Mktsnpsht Oct2014

Sixteen Charged in Nationwide House Flipping Telemarketing Scam

by Brian Honea
house flipping fraudSixteen individuals have been charged in relation to a telemarketing scheme to sell houses to investors in most of the U.S., including Michigan, according to a joint announcement by U.S. Attorney for the Eastern District of Michigan Barbara McQuade and Special Agent in Charge of the FBI Detroit Field Office Paul Abbate.

The perpetrators of the scheme caused more than $20 million in losses to their nearly 300 victims, according to the announcement. Victims of the scheme resided in Canada as well as in 46 states, but Detroit was one of the areas most affected by the scam.

According to the indictment, the telemarketers operated from call centers in Florida and New York and made unsolicited calls to potential investors offering to sell them homes in the Detroit area. The telemarketers told their victims that the homes were bank-owned and were worth much more than their current sales price, when in reality many of the homes were purchased for as low as $500 and quickly sold to the victims for between $7,500 and $15,000.

The telemarketers then led the victims to believe that the purchased homes were being sold to hedge funds or foreign buyers for huge profits when in reality the homes were being transferred to shell corporations created by the telemarketers where there was no profit. Using this scheme, the telemarketers convinced many investors that there was a lucrative home-flipping market in Detroit, enabling them to sell thousands of homes to investors using these tactics. The telemarketers used aliases and changed the name of the company many times to avoid detection from law enforcement and disgruntled investors who realized they had been defrauded.

In addition to the millions of dollars that the telemarketers obtained through fraud, the scheme perpetuated the spreading of blight in Detroit due to the large number of homes vacated and not maintained. Wayne County, where Detroit is the county seat, just began foreclosure proceedings on a record 75,000 properties. About 62,000 of those properties are located in Detroit, and about half of those 62,000 are believed to be unoccupied.

"This nationwide telemarketing fraud not only caused millions of dollars in losses to victims of the scheme, but it also contributed to blight in Detroit neighborhoods," McQuade said. "Thousands of homes were left to fall into decay as a result of these individuals using Detroit real estate as a commodity to accomplish their fraud."

Perpetrators of the scheme were charged with conspiracy to commit mail and wire fraud, 15 counts of underlying wire fraud, and conspiracy to commit international money laundering, with each of the 17 counts carrying a potential sentence of up to 20 years in prison.

Those arrested and charged were Izhak Halbani, Antawn Reid, Scott Amster, Richard Silverstein, Michelle Pintado, John Trumble, Wayne Scott Thompson, Theodore Jacobs, Joseph Haden, Scott Lipman, and Steven Goldstein, all of Florida; Richard Pierce and Matthew Golden of Michigan; and Erez Arsoni, Gregory Swarn, and Joseph Arsenault of New York.

"The perpetrators in this case stole millions of dollars from hundreds of victims," Abbate said. "However, they did more than steal money – their greed and fraud compounded the proliferation of vacant homes left for ruin in far too many Detroit neighborhoods. The FBI is committed to rooting out and bringing to justice those who would commit crimes of this nature and act against the interests of our communities."

Property Tax Hikes Compound Mortgage Market's Woes

by Bonnie Sinnock

Housing counselors say they are increasingly concerned about the toll rising property taxes are taking on consumers' ability to get mortgage financing and borrowers' ability to make payments.

As it is, many loan applicants are having difficulty meeting the 43% debt-to-income limit in the Consumer Financial Protection Bureau's definition of a qualified mortgage. Higher property taxes only make it tougher. And while historical property taxes are factored into underwriting and loan terms, tax hikes that can increase the size of a monthly payment are an unknown that tends to creep up on borrowers.

"They don't go into a home thinking their property tax is going to increase," says Stephen Lewis, president and chief executive of the Mansfield, Texas, counseling agency Making Acceptable Homeowners.


Nationwide, state and local property tax collections per capita have increased each year since 2006, when they were $1,208, according to the Tax Foundation's Center for State Tax Policy, a nonpartisan research organization in Washington. By 2010 they had risen by more than $200 to $1,434.

Consumers purchasing their first home are particularly susceptible to property tax payment shock, says Lyman Stone, an economist at the center.

"I think first-time homeowners can be very surprised. It's not withheld like your income tax, or on your receipt like a sales tax. You just get a bill," he says. "So I think it can be very shocking to first-time homeowners, especially if you are in a somewhat higher tax area."

The tax burden "is a growing topic among housing counselors now that home prices are increasing and municipalities are struggling with revenue," says Douglas Robinson, a spokesman for NeighborWorks America, a Washington, D.C.-based national network of more than 240 community development and affordable housing organizations.

The 43% DTI ratio is one of the criteria loans must meet for lenders to enjoy extra protection from legal liability under the CFPB's rule requiring them to assess applicants' ability to repay mortgages. Higher taxes can help municipalities generate much-needed revenue, but they challenge borrowers' ability to get financing under the new rules, says Lewis, who has previously worked in mortgage underwriting and servicing.

"Consumers are really hitting that threshold of that 43%, and so when property values increase, or let's say the tax-assessed value increases on that property, then customers are actually exceeding that 43% threshold," he says. "That increases a level of concern about default and foreclosures for the lender that the customers are unaware of."

Defaults resulting from property tax increases could also get lenders in legal trouble, says Ari Karen, an attorney in the Bethesda, Md.-based office of law firm Offit Kurman. A borrower could later claim that failing to inform the borrower of the future risk was a deceptive act under the Truth in Lending Act, he says.

Rather than change the DTI limit or other underwriting standards, Lewis says, he would like to see counselors make more borrowers aware of the possibility that their tax bill may rise. This can be a challenge, he admits.

"Customers generally want to get more money for the house. They don't care about the educational aspect," Lewis says. "They don't necessarily care about the ramifications. It's all about, 'What can I get for the house?'"

However, those who get homeownership counseling tend to a little more open to the message, he says.

"They go into an education program if they want to be honest and transparent about their situation," he says.

Getting a national sense of property tax trends is challenging because the wide variation in how the different regional public entities in charge of them handle them, says Stone. But generally, data available to date from the Tax Foundation, and other reports of home price appreciation, suggest property taxes aren't going to stop increasing any time soon.

Whether this is increasing default risk depends on the regional taxation authorities' property tax policies, says Ben Graboske, a senior vice president in the real estate and financial services division of the Irvine, Calif.-based data provider CoreLogic. "It's absolutely the case in places like Texas and Florida," he says.

Texas' Tarrington County, for example, where the majority of Mansfield is located, had one of the higher amounts of median taxes paid in 2010, at around $3,100. The U.S. median was close to $2,000 that year.

A notable example of property tax risk has been in the federally-insured reverse mortgage market. The inability on the part of some seniors to pay taxes and insurance caused default risk to rise in the recent past, putting a dent in the FHA's finances and leading to reform in that sector.

Recent data on traditional "forward" mortgages suggests delinquencies are declining. But some have questioned whether this trend is more the product of a shift in the holders of servicing rights than an actual improvement. Also, recent data suggests an increase in loan modification activity. Property tax increases are frequently mentioned in hardship letters filed in connection with modification, says Lewis.

Ellie Mae: Refinances Decline Slightly in May

by Colin Robins

Ellie Mae [1] released its Origination Insight Report [2] for May, analyzing data from over 3.5 million loan applications that ran through Ellie Mae's Encompass mortgage management solution. The company found that refinances declined slightly for the month to 33 percent of all loans, down from 37 percent in the previous month.

Year-over-year, refinances declined as well from May 2013's percentage of 58 percent.

FHA loans in the month of May constituted 22 percent of all loans, with conventional loans making up 64 percent of the total amount. VA loans posted at 9 percent, with loans listed as "other" rounding out the remaining loans with 5 percent of the total share.

Ellie Mae reported that the average time to close a loan in May was 40 days, up slightly from the 39 days loans took to close in April. "VA purchase loans closed in an average of 41 days in May while carrying an average FICO score of 711 and a debt-to-income ratio of 24:39," the report said.

The average mortgage rate for a closed 30-year loan decreased to 4.53 percent, the lowest rate since November 2013. The average 30-year rate on all FHA loans in May 2014 was 4.38 percent, the lowest rate of the year thus far.

The profile of closed loans remained roughly the same—the average FICO score for successfully closed loans was 727, nearly identical to April's figure of 726. The loan-to-value ratio remained the same as it has been since the beginning of the year at 82 percent, with a debt to income ratio of 24:37.

In May 2014, 32 percent of closed loans had an average FICO score under 700, compared to 27 percent of loans in May 2013. The average credit score for denied applications was 689.

First Winning Bidder Announced for FHFA's REO Bulk Sale

by Esther Cho

After much anticipation, FHFA announced the first winning bidder for its REO bulk sale. 

San Diego-based-“Pacifica Companies”:, LLC, purchased 699 Fannie Mae properties in Florida through the REO pilot initiative.

Out of the 699 properties, 506 were occupied units. According to the transaction details, the estimated value of the transaction to Fannie Mae is $78.1 million or 95.8 percent of the third party value ($81.5 million).

In a release, the agency stated it will announce the winning investors for properties in other areas in the coming weeks when the transactions close.

In Atlanta, 541 properties were not awarded. Instead,FHFA stated the properties will be evaluated for disposition through Fannie Mae’s retail sales or through future structured transactions.

FHFA also stated all properties were sold near or above market value.

Through the pilot, nearly 2,500 Fannie Mae REOs were slated for sale in areas including Las Vegas, Nevada; Phoenix, Arizona; Chicago, Illinois; and Riverside and Los Angeles, California.


Displaying blog entries 1-10 of 51



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