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Salary negotiation is something that everyone should learn. Increasing your income early in your professional life can help set you up for a more lucrative career, stable finances, and comfortable retirement. And every time you don’t ask for a higher salary or raise, you limit your potential earnings from that moment on.

The fact is, you have little to lose. According to LinkedIn, less than 1% of people reported that a job offer was rescinded after they tried to negotiate their salary. And 80% of those who negotiated saw some increase in their compensation package.

Read on for negotiation tactics and strategies to help you climb higher on the compensation ladder.

Best Salary Negotiation Tactics

To negotiate your salary, you need a well-prepared, data-supported argument as to why you deserve higher pay. The next task is to deliver that argument confidently and convincingly. Here’s how.

Research the National Average Salary

Before you begin the negotiation, check the national and local average salaries for jobs similar to yours. The best sources for this information are Glassdoor, SalaryExpert, Salary.com, Indeed, and the Bureau of Labor Statistics (BLS).

Once you have the data, compare your salary to others’. You may adjust your expectations based on the demand for the type of work you do and the cost of living in your area. The latter is why salaries vary from one region to another.

Pitch to Justify Your Desired Salary

You can use your data on local and national salaries as benchmarks in a pitch for your desired salary. Two major points to cover in your pitch are the cost of living where you work and the demand for your skills.

If you hope to buy a place near your employer, a home affordability calculator can help you assess how much salary you need to live comfortably and own a home.

In New York, for example, your cost of living will be much higher than in North Carolina. Reflecting the economics, an elementary school teacher in North Carolina earns a median annual salary of $50K. In New York, the median annual salary for an elementary school teacher is $88K.

By way of example, nurse practitioners are currently in short supply. According to the BLS, NPs are a fast-growing job, with demand expected to rise by 46% between 2021 and 2031. Compare that to the average growth rate for all occupations of 5%.

If there is high demand for your skills in your area, consider pitching your desired salary at the high end. All other things being equal, you may opt to work for the company that is prepared to pay you the most.

One argument that won’t fly? Stating the salary you need to pay your mortgage and other bills — that’s between you and your spending app.

Decide on Your Salary Range

Before negotiating your salary, decide on the minimum salary you will accept. Let’s say your research showed salaries from $75K to $100K, and you want to earn at least $85K. This advice can apply to recent grads negotiating a good entry level salary or mid-career professionals working toward a promotion.

If you provide a range to an employer or hiring manager, it’s safe to assume that they will negotiate down, so it’s better to state a single number. If your goal is $85K, try asking for $92,250. Being specific implies that you have done careful research and gives you negotiating room. Just be careful not to aim too high or you’ll price yourself out of the market. And if you lowball yourself, chances are you will be unhappy in the position.

Be willing to walk away if the employer does not meet your minimum salary. The company can always come back to you with another offer, and you can always find another employer.

Recommended: Is $40,000 a Good Salary?

Consider Other Benefits

After deciding the minimum salary you will accept, consider other incentives that make a job offer more enticing. The employer might offer perks — such as flexible work hours, generous paid leave, educational opportunities, childcare, excellent healthcare benefits, or stock options — that would make a lower base salary worth it. Thanks to stock options, some 10,000 employees who joined Microsoft in its early years were millionaires by 2005.

Understand Who You’re Negotiating With

Understanding the hiring manager’s position and negotiating style will give you the upper hand and help you choose the right strategy.

According to the Black Swan Group, there are three types of negotiators, and each requires a different approach. This is valuable insight whether you’re negotiating your salary or trying to win a real-estate bidding war.

1. The Analyst

The analyst tends to be realistic and not stirred by emotional arguments. They base their decisions on data. With this type of negotiator, have plenty of salary comparisons to back up your desired salary.

2. The Accommodator

If the person you are negotiating with is friendly and talkative, they may be an accommodator. That means a good emotional argument may sway them. Present your data and comparisons, but also emphasize that your desired salary will ensure you are happy, engaged, and better equipped to do your job.

3. The Assertive Negotiator

This type of negotiator is a no-nonsense, get-to-the-point type of person. They view negotiating as a welcome challenge, so you’ll need to be on your toes. Your data, in this case, will be less effective, so the best approach is to state your demands confidently yet politely and be prepared to walk if they aren’t met. Be willing to revisit negotiations later if you do not succeed with the assertive negotiator the first time around.

Recommended: How to Negotiate a House Price

Wait for a Job Offer to Negotiate Salary

It’s a good idea to delay salary negotiations until you have received a formal job offer. At that point, the employer has invested significant time in making sure you are the best candidate, so they are more likely to acquiesce rather than risk losing you. You can put off the conversation by remaining non-committal about salary until the time comes.

Let the Hiring Manager Make an Initial Offer

Often, a company will either tell you their budgeted salary range or ask you for your desired range. In either case, it’s customary to let the hiring manager make the initial offer before you start to negotiate. This will give you some idea of what you are working with.

Make a case for why you deserve a salary on the higher end of their range. Perhaps you have substantial experience or other skills that are unique to you, in demand, and valuable to the company.

Disclose Your Previous Job’s Salary

Some experts recommend not disclosing your previous salary because companies use it to gauge your worth. However, disclosing your salary gives the hiring manager an idea of what salary you might be expecting. When you start negotiating, you can still make a case for a higher salary based on your research into comparable jobs and your expertise.

Include any benefits you received from your past employer, such as bonuses, stock options, and other perks.

Recommended: Fulfilling Jobs That Pay Well

Discuss Current Job Offers from Other Companies

If you are lucky enough to have multiple job offers, you are in a strong negotiating position. It’s wise to tell a hiring manager you have another offer because it will encourage them to offer more sooner. The fact that you are in demand is proof of your value, and the longer they negotiate with you, the greater the chance that you could accept a competitor’s offer.

Choose an Appropriate Time

The best time to negotiate your salary is once you’ve been offered the position and before you sign a contract. If you are negotiating a pay raise with your current employer, your performance review is a good time to broach the subject.

It helps to discuss a potential pay raise months in advance. That way, you and your manager can agree on what you need to do to earn a pay raise and document it in your performance appraisal. Once you feel you have achieved those objectives, bring up the subject of a raise again and explain why you feel you deserve a raise.

Be Confident

The more confident you are when negotiating your salary or a raise, the more convincing you will be. Hold your head high and make your pitch clearly and without hesitation. Start the conversation off positively, and explain why you think you deserve more compensation. Then give the reasons why. Don’t rattle off a bunch of things, but present one or two data-backed arguments. For example:

“I’m really excited to work here, and I know I will bring value. I appreciate the offer at $63,000 but was really expecting to be in the $70,000 range based on the market and my past performance. Can we discuss a salary of $70,000?”

If all this has whetted your appetite for negotiation, don’t miss this advice on how to be a world-class haggler.

The Takeaway

Negotiating a salary does not have to be nerve-racking. If you have done your research and have identified a fair salary based on the market and your skills, be confident and do not accept anything less. The more in demand your skills are, the more you can ask for in terms of salary.

Remember to consider other perks and benefits when negotiating. Extra time off or stock options may be more valuable to you than an additional few thousand. The worst that can happen is that you decline an offer and move on to another employer who will pay you what you are worth.

SoFi’s money tracker app gives you a bird’s eye view of all your financial accounts in one dashboard. SoFi can help you monitor your spending and saving so you reach your financial goals more efficiently.

FAQ

What are the five basic negotiating strategies?

The five negotiation styles are competition, collaboration, compromise, accommodation, and avoidance. Competitive negotiation uses hardball tactics regarding the other party’s needs. A collaborative style uses a win-win approach and aims to meet the needs of both parties. Compromising is one of the more common negotiation tactics, but the result may be that neither party feels fully satisfied by the outcome. Accommodation is a style used when harm has been done to either party because it requires one party to “accommodate” or make repairs. Last, avoidance means avoiding negotiating entirely.

What are the best negotiation strategies and tactics to use when negotiating your salary?

The best negotiation tactics involve developing a convincing argument by researching the market rates for jobs similar to yours and considering the cost of living and the demand for your skills. Know the personality of the person you will negotiate with and choose a negotiation style that works for them. Next, pick the right time to negotiate and do so confident in the knowledge that you are worth the salary you are asking for.

What are the 4 C’s of negotiation?

The four C’s of negotiation are civility, competition, compromise, and compassion. When negotiating, it’s important to remain civil and avoid conflict by accepting that both sides have a legitimate point of view. It is inevitable that there will be some degree of competition during negotiation; each side wants to win. Compromise is often considered a sacrifice, but this ignores the idea that negotiation is a problem-solving strategy. Compassion contrasts with competition and calls for empathy and appreciation of the other side’s perspective. There must be a balance between competition and compassion in the negotiating process.

Photo credit: iStock/Inside Creative House

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Non affiliation: SoFi isn’t affiliated with any of the companies highlighted in this article.

Third-Party Brand Mentions: No brands, products, or companies mentioned are affiliated with SoFi, nor do they endorse or sponsor this article. Third-party trademarks referenced herein are property of their respective owners.

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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While credit scores and credit histories don’t merge when you get married, there are some scenarios when your spouse’s credit can impact yours, and vice versa. That said, you may wonder if your union spells good or bad news for your credit. Your three-digit credit score can be an important factor in borrowing money at the best possible rate, among other aspects of your financial life.

So, in a world where many people are trying to establish their credit scores, how might adding a spouse to a credit card build credit? Could it wind up bringing both of you down? Adding your spouse as a co-borrower can indeed have an impact depending on how responsibly you use a particular financial product. And beyond being added to a credit card, there are ways that you and your beloved might team up to build credit.

Read on to take a closer look at this situation, including:

•   If I add my spouse to my credit card, will it help their credit?

•   Does adding your spouse as a co-borrower affect my credit?

•   What are some ways to help my spouse build credit?

Can Adding Your Spouse as a Co-Borrower Affect Your Credit Score?

Co-borrowing for a mortgage, car loan, personal loan, or credit card with your significant other may impact your credit score. These are major financial moves, and here are the ripple effects they may trigger:

•   If you’re applying jointly from the get-go, and your spouse has the lower of the two credit scores, it could hinder the approval of your application or lead to lower loan amounts and less favorable rates and terms.

•   If, however, you have the lower credit score between the two of you, adding your spouse as a co-borrower can boost your odds of getting approved. Plus, it might enhance the amount, rates, and terms for that line of credit or loan for which you are applying.

•   Keep in mind that when you apply as co-borrowers or add your spouse as a co-borrower on a credit card or line of financing, you are legally bound to manage the account, and you’re both financially responsible. That means you’re both on the hook for making payments on the credit or loan, no matter who did the spending.

•   Payment history on the account will be reported to the credit bureaus on both your respective credit profiles. If payments are missed or late, it will negatively impact both your credit scores. And if you stay on top of payments, it can help you both build credit from scratch. This holds true whether you are both initially applying as co-borrowers or whether one spouse adds the other as a co-borrower.

Recommended: What Happens to Credit Card Debt When You Die?

How Can Cosigning Affect Your Credit Score?

So does adding a spouse to a credit card affect your credit score? As you’ll see, just as there are pros and cons of joint bank accounts and other shared financial arrangements, so too can cosigning have upsides and downsides.

•   If you’re adding your spouse as an authorized user on your card, it won’t immediately impact your credit. Nor will the credit card issuer be required to run a credit check on your spouse.

•   However, when you cosign on a credit card or loan (that is, become a co-borrower), both parties are responsible for making payments. If one struggles financially, falls behind on payments, or the account goes into collection, both individuals are legally on the hook to make those payments.

•   If the above situation occurs, it will most likely hurt the credit of both parties. Conversely, if the account holders stay on top of their payments, it can help build credit.

10 Ways in Which You Can Help Your Spouse Build Credit

Adding your significant other as an authorized user to your credit card or signing up to be a loan or credit card cosigner aren’t the only ways your spouse can build credit. Here, 10 other tactics to consider.

1. Authorized User

As mentioned, adding an authorized user to your credit card account doesn’t impact your credit in the slightest. And if you practice responsible credit card use and habits, your spouse, as an authorized user on your card, could benefit.

Worth noting: It’s not just your spouse who can be added to your account. You could add a friend, family member, or employee as an authorized user to your account. Depending on the credit card issuer, you may be able to add multiple people.

For instance, the SoFi credit card allows you to add up to five authorized users. Plus, having others make purchases on your credit card can help you earn rewards.

2. Secured Credit Card

Your spouse might build credit via a secured credit card. These cards may look like a conventional card but they work differently and give the lender an additional layer of security. You put down a refundable deposit, which is usually the same amount as your credit limit. For instance, if you put down $250, that is your credit limit is $250. If you’re new to credit and building credit from scratch, these cards can be helpful if used responsibly because activity is reported to the credit bureaus.

3. Joint Credit Account

Joint credit cards are held in two people’s names, with two people being able to make charges and liable for the debts. If you sign up for a joint credit card, you can build both of your credit scores, provided you stay on top of your payments. (Of course, if you fall behind, both of your credit scores would likely dip.) However, these accounts can be a challenge to find; most lenders prefer extending credit to a single individual.

Recommended: Is a Joint Bank Account Right for You?

4. Applying for a Small Loan

If you’re looking for a financing option to help build credit, consider a loan with a small amount. That way, you gain the benefit of establishing credit, plus the debt repayment will be manageable and you can pay it off quicker. You might look at credit unions and online lenders, where personal loans are available for $250 and up.

5. Applying for a Credit Builder Loan

A credit builder loan is a short-term personal loan created with the primary intention of helping someone establish credit. Typically, you borrow a low sum generally up to $1,000, with repayment terms from six to 24 months. In this kind of loan, the funds aren’t disbursed to you when you are approved. Rather, they are typically placed in an interest-earning savings account or CD for you while you make payments. You might think of it as a structured savings plan. At the end of the term, the money plus any interest is yours, and your payment history is reported to the credit bureaus, hopefully building your score.

6. Applying for a Secured Personal Loan

A secured personal loan works in a similar fashion to an unsecured loan. You receive a single lump sum upfront and are responsible for monthly payments. But you’ll need to back up it with a valuable asset, such as a home or car. Should you struggle with keeping up with payments, the lender will be able to collect on your collateral to pay back the loan. Again, this is a way to build a credit score if you handle the repayment responsibly.

Secured personal loans usually have less stringent credit requirements, so are easier to get approved for when you’re new to credit.

7. Reviewing Credit Reports Together

It may not be as fun as heading out to try the new ramen place, but making a date to review one another’s credit reports together can be a valuable use of a couple of hours. It can help you spot errors to be corrected by contacting the credit bureau. It can also allow you to brainstorm together about ways to optimize your respective credit scores. You can order free reports from each of the three credit bureaus at AnnualCreditReport.com .

For instance, maybe your partner has a history of late or missed payments. In that case, they can build their score by staying on-time with their payments. And perhaps you realize your credit card balance is growing rapidly and you need to investigate debt consolidation to remedy the situation.

8. Engaging in Money Management Discussions

Just as you might discuss your dreams for exotic travel and starting a family, you and your mate should hash out financial goals and how money management plays into helping you achieve your aspirations. You can tackle such issues as whether to have joint bank accounts vs separate bank accounts in marriage, prioritizing your financial plans, and more.

You might also both read financial blogs or listen to podcasts to boost your financial literacy.

9. Get Educated About Credit

About that reading and education: It can also be wise to drill down on the basic rules of credit and how to use credit responsibly. In turn, this learning might be able to help you establish credit with greater ease and more quickly.

10. Establishing and Sticking to Budgets

Your credit score can reflect how well you are handling your inflow and outflow of funds. As you contemplate your credit, take a look at how you can better allocate funds to pay down debt and pay bills on time.

If you’re not sure where to start, consider popular budgeting methods such as the 50-30-20 rule, the zero-sum budget, and the envelope system.

The Takeaway

Credit files are built individually, and getting married won’t combine your credit scores and profiles. However, if you want to help your spouse build credit or establish your own, there are smart moves you can make. Options can include credit builder loans, secured credit cards, and secured personal loans.

As you build good credit and move ahead with your financial life, picking the right credit card is an important decision. The SoFi Credit Card can be a terrific option, with 2% cash back rewards on every eligible purchase. Plus, you’ll enjoy free credit monitoring and our app that makes it easy to check your balance and pay bills.

FAQ

Will adding my spouse to my credit card build our credit?

Adding your significant other as an authorized user can help build their credit if you both use the account responsibly.

Does my spouse affect my credit score?

Your credit score is tracked and reported individually. So your spouse’s financial behaviors and credit history won’t impact yours. But if you apply for a line of credit or loan jointly, then your respective credit scores can impact getting approved for loan and what terms and rates you’ll get.

What happens if I have a good credit score, but my spouse doesn’t?

If you have a solid credit score and your spouse doesn’t, when you apply as co-borrowers on a line of credit or loan (such as a personal loan, car loan, or mortgage), the spouse with the lower credit score could gain access to more favorable perks.

On the flip side, if your spouse has a poor credit score, it could hurt the odds of you getting approved for financing or credit with the best terms and rates — or you might get denied outright.

Photo credit: iStock/PeopleImages

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

External Websites: The information and analysis provided through hyperlinks to third-party websites, while believed to be accurate, cannot be guaranteed by SoFi. Links are provided for informational purposes and should not be viewed as an endorsement.

Disclaimer: Many factors affect your credit scores and the interest rates you may receive. SoFi is not a Credit Repair Organization as defined under federal or state law, including the Credit Repair Organizations Act. SoFi does not provide “credit repair” services or advice or assistance regarding “rebuilding” or “improving” your credit record, credit history, or credit rating. For details, see the FTC’s website .




SoFi Relay offers users the ability to connect both SoFi accounts and external accounts using Plaid, Inc.’s service. When you use the service to connect an account, you authorize SoFi to obtain account information from any external accounts as set forth in SoFi’s Terms of Use. Based on your consent SoFi will also automatically provide some financial data received from the credit bureau for your visibility, without the need of you connecting additional accounts. SoFi assumes no responsibility for the timeliness, accuracy, deletion, non-delivery or failure to store any user data, loss of user data, communications, or personalization settings. You shall confirm the accuracy of Plaid data through sources independent of SoFi. The credit score is a VantageScore® based on TransUnion® (the “Processing Agent”) data.

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The summer months are one of the most popular times to travel. Families with young children are often locked into summer travel due to school schedules. Even some adults have work schedules that make summer the most convenient time to travel. The upshot: Without proper planning, summer travel can be crowded, chaotic, and expensive.

While there isn’t a magic “best” time to book summer travel, there are a few things that can help ensure smooth sailing.

Things to Keep in Mind When Booking Summer Travel

For many top destinations, summertime is considered the peak season, when availability is at its lowest and prices are at their highest. If your timing is flexible, traveling during “shoulder” season (between peak and off-peak) can be easier.

You’ll also want to consider whether you’re willing to travel during special events or holidays like the 4th of July, Memorial Day, Labor Day, etc. Although it’s tempting to take advantage of a long holiday weekend, that’s what millions of other travelers will also be doing. You’ll find that it’s cheaper and less stressful traveling on a non-holiday weekend. And if you are traveling with pets, make sure your destination is pet-friendly and explore if there are any pet fees for where you are staying.

When to Book Flights for Summer

When to book flights depends on whether you’re looking to book domestic or international flights.

(One way families can afford to travel more is by choosing a closer destination where you can drive instead of fly.)

Recommended: Apply for a Rewards Credit Card

Domestic Flights

For domestic summer travel, keep an eye on flights for several months before your planned trip. Many travel booking sites allow you to see historical prices for certain dates and routes. That can help you determine if the current price is higher or lower than average.

Before you book any flights, make sure you understand the change or cancellation policy for your ticket, and whether it’ll cost you to rebook.

International Flights

Booking international flights for summer travel can be tricky. Usually, you’ll want to book an international flight sooner than a similar domestic flight. If you wait until the last minute, you could see the price rise dramatically. Not having booked a flight may also cause problems with your visa, should one be required for the country you’re visiting.

Booking Hotels for Summer: Advance vs Last-Minute

Deciding whether to book your hotel for summer travel in advance or at the last minute depends on your personal preference. If you’re a planner, you may want to lock down your itinerary by booking your hotel early. However, you may be able to save money on hotels by waiting until closer to your travel dates.

You can try to capture the best of both worlds by booking early and then regularly monitoring your reservation. Many hotels allow free cancellations on reservations until only a few days before check-in. So you can reserve in advance, and then if the price goes down, just cancel your booking and book again at the lower price. Using credit card miles or cash back can be another way to save money on your hotel booking.

Recommended: Apply for an Unlimited Cash Back Credit Card

How Far in Advance to Book Rental Cars for Summer

If you are renting a car for your summer travel, you can often use the same trick. It is common for many car rental places to offer the ability to book your rental car and pay at the counter. This form of book now pay later travel allows you to lock in a low rate for your rental car and then cancel and rebook if the price goes down afterward.

When to Book a Summer Cruise

Prices for cruises vary drastically based on a number of factors. The time of year, the cruise’s duration, your cabin choice, and how soon the cruise departs can all play a role in determining how much you’ll pay.

Prices for cruises may be low several months before departure and gradually rise, but it’s also common for cruise lines to offer “last-minute” specials to fill rooms that might otherwise go empty. If your life situation is such that you can decide to cruise at the drop of a hat, you may be able to pick up a cheap summer cruise.

Best Time to Book Tours, Sites, and Activities for Summer

It can be hard to book various activities for your trips until you have firm flights and hotels booked. But once you know for sure where you’ll be and when, you can start booking tours, events, and activities. It’s generally a good idea to book these sooner rather than later, since preferred dates and times can fill up fast. Keep your travel fund stocked, so you have enough money in your budget to do everything on your bucket list.

Recommended: Tips for Using a Credit Card Responsibly

The Takeaway

The summer months are some of the most popular times for travel, due to work and school schedules. But traveling to places everyone else wants to go when everyone else wants to go there will often lead to high prices and less availability. Being as flexible as you can with both your destination and travel dates can help.

Another good summer travel tip is to book cancellable reservations. Then you can regularly monitor prices and rebook if your plans change.

FAQ

When is the best time to book a trip?

Prices and availability vary based on the destination and season. Your best bet is likely to book as early as you can to ensure you get the flight, hotel, and activities you want. If prices come down, you can always cancel and rebook. Just make sure you understand the change/cancellation policies.

What is the cheapest month to travel in the summer?

If your heart is set on a summer vacation but your budget is tight, you’ll get more for your money by traveling during the “shoulder season” — in early or late summer. Travel in September can be especially nice, because the crowds have dispersed and the weather is still summery (but no longer sweltering). If you’re heading to a summer resort town, just make sure that your favorite haunts — restaurants, activities, etc — don’t shut down after Labor Day weekend.

When is the best time to buy airline tickets to Europe 2023?

If you’re flying from North America, book your European airline tickets as early as possible. More people are expected to travel in 2023 than in previous years. That means flights may book up more quickly, and prices rise. Unlike with domestic travel, you likely won’t find many last minute deals to Europe.

Photo credit: iStock/gradyreese

Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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Who doesn’t dream of nabbing a really good deal when shopping for a home? Maybe you’re even considering a fixer-upper, a property that would allow for some sweat equity and would, over time and with work, help you grow your wealth.

If you have been studying the real estate listings, you have probably seen some potentially excellent deals on repossessed or bank-owned properties.

While the prices may look enticingly low, when it comes to how to buy a foreclosed house, you may be in for a lot of research, a long timeline, and financing issues.

This guide can help you learn the ropes of buying this type of property, including:

•   What is a foreclosed home?

•   What does “foreclosure” mean?

•   How can you find foreclosed homes for sale?

•   How can you buy a foreclosed house from a bank or other source?

•   What are the pros and cons of buying a foreclosed home?

What Is a Foreclosed House?

A foreclosed house is a home that a mortgage lender owns. Homebuyers agree to a voluntary mortgage lien when they borrow funds. If they don’t keep current with their payments and end up defaulting, the lender can take control of the property.

When the lender does so, the house is called a “foreclosed home” and can be offered for sale. Read on to learn more about the foreclosure process.

What Does ‘Foreclosure’ Mean?

A foreclosure is a home a lender or lienholder has taken from a borrower who has not made payments for a period of time. The lender or lienholder hopes to sell the property for close to what is owed on the mortgage.

Who can place a lien on a home? A mortgage lender or the IRS can. So too can the U.S. Department of Housing and Urban Development (aka HUD) for nonpayment of an FHA loan, resulting in HUD homes for sale.

A county (for nonpayment of property taxes), an HOA, or a contractor also can place a lien on a home.

Recommended: Foreclosure Rates for All 50 States

Types of Home Foreclosures

There are three main types of home foreclosures:

•   Judicial foreclosures: This type of foreclosure occurs when the lender files suit (that is, in court, hence the word “judicial”) to begin the foreclosure process. This usually happens when the borrower fails to pay three consecutive payments. If the loan isn’t brought up to date within 30 days of that point, the home can be auctioned off by a sheriff’s office or the court.

•   Power of sale (nonjudicial) foreclosures: Sometimes known as statutory foreclosure, this process may take place in 29 out of the 50 states. The contract in this situation allows for an auction of a foreclosed property to occur without the judicial system becoming involved, as long as certain notifications and waiting periods are appropriately observed.

•   Strict foreclosures: This kind of foreclosure only occurs in Connecticut and Vermont, and usually these only happen when the value of the loan debt is more than that of the house itself. If the defaulting borrower doesn’t become current with their loan in a certain amount of time, the lender gets possession of the property directly but is not obliged to sell.

How Does the Foreclosure Process Work?

Foreclosure processes differ by state. The main difference is whether the state generally uses a judicial or nonjudicial foreclosure process. A judicial foreclosure may require an order from a judge.

•   Once a borrower has missed three to six months of payments, depending on state law, the lender will post a public notice, sometimes known as a notice of default or “lis pendens,” which means pending suit.

•   A borrower then typically has 30 to 120 days to attempt to avoid foreclosure. During pre-foreclosure, a homeowner may apply for a loan modification, ask for a deed in lieu of foreclosure, pay the amount owed, or attempt a short sale.

   A short sale is when the borrower sells the property and the net proceeds are short of the amount owed on the mortgage. A short sale needs to be approved by the lender.

•   If none of the options work, the lender might sell the foreclosed property at auction — a trustee or sheriff’s sale. Notice of the auction must be given at the county recorder and in the newspaper.

•   If no one buys the home at auction, it becomes a bank or real estate-owned (REO) property. These properties are sold in the traditional real estate market or in bulk to investors at liquidation auctions.

•   In some states under the judicial foreclosure process, borrowers may have the right to redeem their property after the sale by paying the foreclosure sale price or the full amount owed to the lender, plus other allowable charges.

Recommended: Home Affordability Calculator

How to Find Foreclosed Homes for Sale

In addition to checking with local real estate companies for foreclosed homes, there are paid and free sites to search when you are shopping for a repossessed or foreclosed home.

Among the free:

•   Equator.com

•   HomePath.fanniemae.com (Fannie Mae’s site)

•   HomeSteps.com (Freddie Mac’s site)

•   Realtor.com

•   reo.wellsfargo.com

•   foreclosures.bankofamerica.com

•   treasury.gov/auctions/irs/cat_All%2066.htm for IRS auctions

•   properties.sc.egov.usda.gov/ (USDA resales)

•   hudhomestore.gov (the official government website for foreclosed homes)

•   vrmproperties.com

Paid sites include foreclosure.com and RealtyTrac.com, among others.

How to Buy a Foreclosed Home

Here are the usual steps for buying a foreclosed house. Whether you qualify as a first-time homebuyer or someone who has purchased before, it can be wise to acquaint yourself with the process before searching for a home.

Step 1: Know the Options

Buying foreclosed houses at an auction or through a lender are the main ways to purchase these homes. Keep in mind that a foreclosure is usually an “as-is” deal.

Buying at Auction: In almost all cases, bidders in a live foreclosure auction must register and show that they have sufficient funds to pay for the property in full.

Online auctions have gained popularity. You can sign up with a site to find foreclosure auctions in an area where you want to buy. Or you might research foreclosure sales data by county online, at the county courthouse, or from the trustee (the third-party foreclosure sales agent).

It’s important to look into how much the borrower owes and whether there are any liens against the property. The winning bidder may have to pay off liens. It’s smart to hire a title company or real estate attorney to provide title reports on properties you’re interested in bidding on.

Buying From the Lender: You can find listings on websites that aggregate REO properties or on a multiple listing service. When checking out the homes you like, take note of the real estate agent’s name. Banks usually outsource the job of selling foreclosed homes to REO agents, who work with standard real estate agents to find a buyer.

REO listings are often priced at or below market value. Also good to know: The lender usually clears the title and evicts the occupants before anyone buys a foreclosed home.

Looking at Opportunities Before Foreclosure: If the lender allows a short sale, potential buyers work with the borrower’s real estate agent and the lender to find a suitable price.

With pre-foreclosures, when borrowers have missed three or more mortgage payments but still own the home, the lender might work with them to avoid foreclosure. Another scenario: The homeowner might entertain purchase offers, whether the home is listed or not.

Step 2: Hire a Real Estate Agent

It’s a good idea not to go with just any agent, even if you like them and have used their services for a standard home purchase, but to find an agent who specializes in foreclosure sales.

That agent can help you search for a home, understand the buying process, negotiate a price, and order an inspection. Your offers might be countered as well, and an agent can help you figure out the best next step.
An agent can also help you understand the market in general and ways to smooth your path to homeownership, such as programs for first-time homebuyers.

Step 3: Find Foreclosures for Sale

As mentioned above, there are paid and free sites where one can scan for homes. Some divisions of the government offer foreclosed homes, as do some lenders.

Also, there are real-estate companies that specialize in these properties and can help you with your search.

Step 4: Get Pre-approved for a Mortgage

If you want to act fast on buying a foreclosed home, you’ll want to get pre-approved for a mortgage. Pre-approval tells you how much money you are eligible to borrow and lays out the terms of final approval on a mortgage in a pre-approval letter.

Pre-approval may help you compete with the all-cash buyers who are purchasing foreclosures. Bonus: As you move through this step, you are also likely to learn important home buying and financing concepts, like loan-to-value (LTV) ratio.

(If you are looking into repossessed properties, owner financing, or a purchase-money mortgage, will not be an option.)

Step 5: Get an Appraisal and Inspection

Buyers of REO properties would be smart to order a home inspection. A thorough check-up can document flaws and help you tally home repair costs.

An REO property appraisal usually consists of an as-repaired valuation — the market value if the property is repaired, compared with comps — and an as-is valuation. Some lenders also ask for a quick-sale value and a fair market value.

You can challenge the results of an appraisal if you think the figures are off, and you can hire another appraiser for an independent assessment.

Step 6: Purchase Your New Home

If you decide to move forward, contact your mortgage lender to finalize your loan. Submit your offer with the help of your real estate agent. If your offer is accepted, you will sign a contract and transfer ownership. You may be required to pay an earnest money deposit.

The certificate of title may take days to complete. During that time, the original borrower may, in some states, be able to file an objection to the sale and pay the amount owed to retain their rights to the property. This is called redeeming or repurchasing a home, but it rarely happens. Nevertheless, it’s a good idea to not dig in and start any work on the property until you receive the certificate of title.

Recommended: What’s the Difference Between Pre-approved vs Pre-qualified?

Benefits of Buying a Foreclosed Home

Buying a foreclosed home can be a great deal for a buyer who sees the potential, is either handy or budgets realistically for repairs, and knows the fixed-up value. Some points to consider:

•   Not all foreclosed properties are in poor shape, as you might expect. If a homeowner dies or has a reverse mortgage that ends, a home that was well maintained may be returned to the lender.

•   REO properties rarely have title discrepancies. The repossessing lender has extinguished any liens against the property and ensured that taxes were paid.

•   It can be possible to negotiate when buying REO properties. You could ask the lender to pay for a termite inspection, the appraisal, or even the upgrades needed to bring the property up to code.

Risks of Buying a Foreclosed Home

Buying a foreclosed home can be complicated. The process is governed by state and federal laws. Take note of these possible downsides:

•   Some foreclosed homes have indeed been sitting empty and may have maintenance/repair issues, necessitating that you have cash available to get the work done.

•   Because many REO properties have sat vacant and most are sold as-is, financing can be a challenge. See below for more details.

•   Many people, especially first-time home buyers, think foreclosures are offered at a deep discount, but even low-priced homes might get multiple offers above the asking price from buyers eager to snap up a fixer-upper. You might find yourself tempted to pay more than you had expected just to close the deal.

What Are Financing Options for Foreclosed Homes

When it comes to financing the purchase of a foreclosed property, here’s what you need to know:

•   Some sales may be cash-only. If you don’t have access to the amount needed, it’s smart to sidestep looking at these kinds of auctions.

•   If the home is in livable condition, you may be able to get a conventional or government-back mortgage loan.
If you are planning to finance the purchase of a repossessed home, consider this:

•   Fannie Mae dictates that for a conventional conforming loan, the home must be “safe, sound, and structurally secure.”

•   For an FHA, VA, or USDA loan, the home must be owner occupied (that is, not a multi-family home where you will rent out all units) and in livable condition, with a functional roof, foundation, and plumbing, electrical, and HVAC systems, and no peeling paint.

•   A standard FHA 203(k) loan includes the purchase of a primary house and substantial repairs costing up to the county loan limit. But relatively few lenders offer these loans. Also, the application process is more labor-intensive, and contractors must submit bids and complete paperwork. Mortgage rates are somewhat higher than for standard FHA loans.

Who Should Buy a Foreclosed Home

Buying a foreclosed home is usually best for people who are prepared for a lengthy and potentially expensive process to buy a home at a good price.

•   You will need to do considerable research to find available homes and know how to make an offer.

•   You will likely face a significant amount of paperwork and time delays.

•   Having cash reserves to pay for repairs and deferred maintenance issues is important, as well as dealing with unpaid taxes and liens on the property.

Who Should Not Buy a Foreclosed Home

A foreclosed home may not be the right move for someone who is under time pressure to move into a new home.
It can also be a problematic process for those who don’t have a good amount of cash set aside to pay for rehabilitating a property that has been sitting empty or to take care of overdue tax bills and liens.

The Takeaway

Buying a foreclosed home requires vision, risk tolerance, and realistic number crunching. If you need financing, it’s a good idea to get pre-approved for a mortgage so that all your ducks are in a row when you spot a potential deal.

If you’re shopping for a mortgage, consider what SoFi offers. Our home mortgage loans have competitive, flexible options, and down payments as low as 3% for first-time borrowers or as low as 5% for all other borrowers.

SoFi Mortgages: We make it simple.

FAQ

What are the disadvantages of buying a foreclosed home?

Disadvantages of buying a foreclosed home can include the amount of research involved, the considerable amount of paperwork and potential delays, and the cash often required to make repairs, pay back taxes, and remedy liens.

How are repossessed houses sold?

Foreclosed homes are often sold at auction, by a lender, or by a real estate company (often ones that specialize in such repossessed properties).

How long does it take for a repossessed house to be sold?

Depending on the state and the specific property, the sale of a foreclosed house may take anywhere from a few months to a few years.

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Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

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