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Valley Homes   Sell Your Home Never Pay 6% 



Rick McGrath 209-996-3396


A HUD home is nothing more than a house that was purchased with an FHA loan that has since fallen into foreclosure.

(I’m not sure why these homes aren’t called “FHA foreclosures,” which would be more intuitive for home buyers and investors, but the Department of Housing and Urban Development [HUD] is the federal office that takes ultimate responsibility for FHA and its home loans gone wrong.)

Buying a HUD home is different from buying another type of foreclosed property. For starters, HUD homes are sold exclusively online in an auction process known as an “offer period.”

You may make an online offer during the offer period. At the end of the offer period, all offers are opened and considered to be received simultaneously. The highest acceptable net bid is then accepted, and the buyer’s agent is contacted.

If the home isn’t sold in the initial offer period, buyers may submit a bid any day of the week, including weekends and holidays. Bids are opened the next day.

What you probably don’t know is that if no one makes an offer for a HUD home within a certain amount of time, HUD lowers the price. The price of the HUD home continues to drop until an offer is made and accepted.

How do you find out if your bid was accepted? It’s your agent’s responsibility to check the website to see if your bid was accepted and to complete all the necessary paperwork.

Companies like PEMCO Ltd. are direct contractors with the government. They list and sell these homes online from HUD. Only agents who are registered with HUD may represent buyers and investors in the purchase of these properties.

There used to be a different site for different areas of the country, but it’s been consolidated into one website: www.hudhomestore.com.

How can you navigate the website and find the right home to buy? Follow these four tips for buying a HUD home:

                1. Find the right real estate agent. Only real estate agents who are registered with HUD may represent home buyers and investors in the purchase of HUD homes online. McGrath & Associates is an authorized HUD Buyer Brokerage so you can feel confident that they will provide you with the strongest insights that will give you the best possible chance to win the bid.
                1. Inspect the property before making an offer. The local listing broker (who should be listed on the HUD home website) can gain access to the property and show it to you. However, you don’t need to call the listing broker to see the house with your agent. Any HUD registered agent can gain access to a HUD home. When you’re inspecting the property, take a lot of notes and photos of the property so you can be mindful of any improvements that need to be made when constructing your offer.
                1. Make an offer. The offer process on a HUD home is probably different from what you’re used to. Offers can be cancelled with no earnest money forfeiture. Once an offer is submitted, it can be cancelled before the HUD agent opens the bid electronically, or after by sending an email to the company managing the home. Until the contract is signed, the earnest money is not in jeopardy, so there are a few days after the bid is accepted to cancel.
                1. Be ready to close on your HUD home. Right now you might forty-five to sixty days to close on your HUD home, but HUD is moving toward 30-day contracts so get your financing together ahead of time. You may be able to qualify for FHA financing or special FHA deals, like the $100 Down Payment Incentive program or the Good Neighbor Next Door program, which offers a discount for HUD homes to law enforcement officers, teachers, firefighters, and emergency medical technicians who meet eligibility requirements. But it helps if you get your loan documentation together ahead of time, including your W-2; your paycheck stubs; your tax returns; copies of your savings, investment, and retirement accounts; and documentation of other assets and liabilities. You’ll need to provide copies of your driver’s license and other identifying information. Create a file for these documents so they’re ready when you are. You will also have to submit a prequalification letter with the sales contract in order for it to be accepted. The letter must indicate the buyer is qualified for the amount of the contract, the type of financing and any assets that have been verified for closing.

To search for HUD Homes in your area you can visit:  https://www.hudhomestore.com/Listing/PropertySearchResult.aspx?sState=CA&sLanguage=ENGLISH

     Call me today! We want to help you get started.

Rick McGrath 209-996-3396

Valley Homes   Sell Your Home Never Pay 6% Again!

For those who have tried to sell their home in the past 12 months and beyond, properties may have gone unsold because the asking

“This is the perfect program that just might make all the difference in the world. The market is very hot right now and properties are selling for top dollar,” says McGrath.
For anyone thinking of selling, it’s important to price your property at market value.

“Overpricing your property will cause you to miss out on the ‘newness’ that occurs within the first few weeks properties come on the market. Buyers tend to look at what is just listed and forget what is still left on the market, chasing the next ‘just listed’ property,” says McGrath. “If you’re looking for an easier way to sell your home and Save thousands of dollars, then it’s time to put our plan to work.”

“McGrath & Associates cooperate with other real estate companies as often as possible, listing properties on the local MLS for as little as 2 percent commission. This provides even more exposure and ensures home sellers get the most for their property. When we bring the buyer, the seller only pays a $2,495 flat-fee plus ordinary seller closing costs associated with selling property.

“We handle all the negotiations to make sure our clients get top dollar and handle all the required paperwork and duties common to Realtors from start to finish, McGrath says. “Everyone pays the same amount.”

Dozens of home sellers saved thousands of dollars in 2014 using McGrath’s services.

To discover how much you can save, call on McGrath & Associates today. Visit the website at: modestohomes4sell.com or call direct at (209) 996-3396. You can also call a free pre-recorded hotline at 1 (800) 388-9960 ext. 9113.

CA Lic. No. 01116303

The typical real estate agent spends approximately six hours, start to finish, with each home seller or buyer,” McGrath says.

“When you put that into perspective based on an hourly rate, we can understand why home sellers feel like they’re being taken advantage of. There are hundreds of homeowners who would like to sell and move but they just don’t have enough equity, especially when they have to pay such high commission rates to sell their property.”

Each month dozens of proper-ties go unsold because home-owners have to list well above market value, hoping to cover the costs needed to move and pay the real estate agent. This is why McGrath & Associates has taken technology to the next level by developing its full-ser-vice, flat-fee program for an affordable $2,495.

“This isn’t a For Sale by Owner or discount program. Though we do offer a For Sale By Owner program for $1,495,” says McGrath. “Unlike other real estate companies, we are committed to giving each home seller everyday advertising in the Modesto Bee until the property is sold. Each property is listed on our syndicated Web site that publishes to Trulia.com, Zillow.com, Homes.com, Realtor.com, Yahoo, Google real estate and many others.
“The current real estate market is on fire and often properties sell within a few days, many getting multiple offers. Sellers now have an opportunity to cash in on their hard-earned equity and save thousands of dollars using our $2,495 flat-fee program,” says McGrath.
“Home sellers routinely wonder, ‘Why do I have to pay twice as much as the person who has a $100,000 home? They pay $6,000 but because I have a $200,000 property, Realtors want to charge me $12,000. Realtors spend the same amount of time on both properties.’ We believe these home sellers have a valid concern,” says McGrath. There is no reason for home sellers to have to pay more than they should.
Technology has changed the way we book our vacations, hotels and airline tickets.

“The future of selling real estate is no different and that future is here,” says McGrath. “For years, large brick and mortar real estate firms have enjoyed making their fortunes off the hard-earned equity of home-owners. They want you to believe that you need to pay huge commissions to get the exposure you need and negotiate for top dollar.

Home sellers traditionally depend on Realtors to list their homes for a hefty commission because they control access to the MLS. Now, thanks to growing technology, the Internet has developed platforms open to public viewing. Now, every prospective home-buyer, every investor and every real estate agent gets instant notification of properties listed.

According to Dr. Rick

McGrath, Ph.D., Real-tor broker-owner, technology has revolutionized the cost of selling your property. Now, it is possible for home sellers to save thousands of dollars using an affordable and much more sensible full-service $2,495 flat-fee program that saves thousands of dollars off traditional real estate commissions.

McGrath & Associates’ $2,495
full-service flat-fee program continues to provide smart home sellers with an affordable
alternative Mr. Jones of 1965 Taramea Lane, Ceres, sold his property for $17,000 over the asking price and saved thousands off traditional real estate commissions using McGrath & Associates $2,495 flat-fee,full-service program. Guaranteed savings.

Once your listing is submitted to the MLS and our syndicated website, every licensed agent, prospective buyer and investor will see it. In today’s Internet world, the size of the real estate company doesn’t matter. The only question is how much will it cost for the same results? You can pay 6 percent, 5 percent, or even 4 percent, but why? There is no sense in paying so much when there is a more affordable alternative available.
Rick McGrath 209-996-3396   




1. Do you work as a full-time Realtor?

2. How many awards have you received for selling real estate?

3.  Do you have a college degree and if so what kind?

2. How many awards have you received for selling real estate?

2. How many awards have you received for selling real estate?

3.  Do you have a college degree and if so what kind?

4. How many properties have you sold in the last few years. Did you bring me a list of those properties?

5.  Do you have a resume that you can leave me?

6.  What kind of Guarantees do you offer?

7. What happens if I am not happy with your service?

7.  What happens if I am not happy with your service? Do you have a 100% satisfaction guarantee policy? Can I cancel my listing if I am not satisfied or am I locked in?

8.  If I hire you, can you save me up to 50% off traditional real estate commissions?

9. Do you have an 800# Hot-Line ?

9.  Do you have an 800# Hot-Line so that my home is marketed 24-hours a day, 7 days a week?

10. Will you advertise my property everyday until my property sells?

These questions were designed to separate Top Producers from the want to be!

As you can see, these questions were designed to separate Top Producers from the want to be!  All top producers will have a market plan, a resume,  a list of homes sold at the time of the first meeting.  All top producers guarantee their services and you should expect them to offer you an exit contract in the event you are not satisfied. All top producers use an 800# call capture system.

In the event the individual you are interviewing can’t successfully answer and demonstrate top producer status by answering the questions above, you should keep looking or better yet, hire McGrath & Associates and you’re guaranteed top producer status. – See more at: http://www.mcgrathaguirre.com/Content.aspx?pid=92928#sthash.S3ioLR5v.dpuf

Rick McGrath Best Choice Realty

Rick McGrath, Best Choice Realtyrickmcgrath.metrolistpro.com
Rick McGrath Best Choice Realty 

305 Hubert Dr 

Modesto, CA 95354. 

About; Featured Listings; Property Search; Buyers/Sellers. … Office: 209-996-3396.





It is the mission of McGrath&Associates, members of Best Choice Realty, CA License No. 01116303, to consistently provide the highest quality, most innovative and exceptional real estate service available anywhere in the Central Valley. As Top Producers we represent Seller and Buyers in the following areas: Tracy, Manteca, Ripon, Modesto, Ceres, Turlock, Oakdale, Riverbank, and surrounding areas. 


Our client’s needs always come first. We will strive to always provide value far in excess of our client’s expectations. Our constant goal is mutual respect, and long term relationships that are beneficial to all parties.

Our operation will be a great place to work and do business. We will be positive, helpful, and enthusiastic at all times – always focusing on solutions, not challenges. We will take care of business first and foremost, but have fun and enjoy ourselves in the process.

We will run a clean, organized, and efficient operation, and always adhere to the highest standards of integrity and ethical business practices.

We will never rest on our accomplishments. We will constantly strive to create, develop, and implement new ideas, strategies, and services that will benefit our clients.  We will continue to seek continuing education in all aspects of our business to increase the level of service we offer our clients.

 Core Values


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