By the time many people do their market research, get pre-qualified for financing, drive hundreds of miles to look at houses that don't fit their needs, and navigate the virtual gauntlet of negotiations, inspections, and paperwork, the excitement of a new home is just about gone ... but it doesn't have to be that way!

Beth Smith has earned the ABR® designation, a recognition of specialized training and considerable experience representing Buyers in real estate transactions. This is a level of professionalism achieved by less than 4% of all active Realtors, and is proof of her commitment to providing the best representation to her clients.

Her interest in sustainable living and ecological issues also led her to recently attain the GREEN® designation to assist Buyers who are interested in finding homes that are optimized to minimize their impact on the environment.

Being represented by such an experienced and knowledgeable Realtor® can make the difference between an excellent experience and an excruciating one! You'll have someone who knows the area market working for you, from initial market research to tying up all of the "loose ends" on the way to closing ... and best of all, IT DOESN'T COST YOU ANYTHING! *

Call Beth to find out how easy the homebuying experience can be!

It's nearly impossible to turn on the news without hearing about the ongoing foreclosure crisis that has affected much of our nation. The Smokies area has not escaped completely unscathed, though only 6% of our current inventory of listings involves foreclosed properties. We field lots of inquiries about foreclosures and enjoy helping our customers look for bargains, but there are issues to be aware of before you begin:

• First the good news: YES, buying a foreclosure can often result in getting your desired property at a reduced price. However, it is important to work with someone who knows the market, because foreclosures often are initially priced to pay off the Lender rather than at their true market value.
• Foreclosures are sold "as-is, where-is." This means there is no property disclosure protection, and little chance of getting repairs performed prior to closing. Most Lenders allow for a home inspection to be performed as part of a sale agreement, but the results are strictly "take it or leave it."
• Foreclosures are often in poor physical condition, and occasionally even damaged by vandalism.
• In our market it is common for vacation and overnight rental properties to be sold fully furnished. It is also common for all furnishings and kitchen appliances to be removed from foreclosed properties, so you need to budget to replace those items.
• Foreclosures have pre-approval, contract, and earnest money requirements that are stipulated by the Lender.

Contact us today to be placed on our Priority List and receive email updates on any new or changed listings of foreclosed properties as they occur.

Another distressed property transaction is the short sale. A short sale occurs when the Lender allows the Seller to sell the property for less than the amount of the mortgage (and takes a loss on the shortage) to avoid the expense of foreclosing. This is another opportunity for getting a property at an excellent price, and often in better condition than a foreclosure. Before pursuing a short sale transaction you should be aware of these issues:

• YOU MUST BE VERY PATIENT! A short sale generally takes at least 90 days from writing the offer to getting the Lender's approval for the sale to occur, at which time the ordinary due diligence process begins. It is possible for a transaction to take 6 months to close.
• The property can go into foreclosure at any time prior to Lender approval, at which time the contract is voided.
• The Lender can renegotiate the contract price or terms during the approval process.
• Most short sales are sold "as-is" with pre-closing repairs unlikely. Once again patience is required, as the home inspection is not usually performed until the Lender approves the deal.
• Back-up contracts can be submitted to the Lender during the process.

Contact us today to discuss the short sale opportunities we currently have available.