Susan Hilton College Station Real Estate

Realtor & Vice President of Sales of Bryan College Station Real Estate

Wife, Mother, REO Team Leader & Sales Manager for the BEST REAL ESTATE AGENTS in Bryan/College Station! Century 21 Beal, Inc. continues to provide the highest quality training and service in the Brazos Valley and it is an honor to be affiliated with this company!

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Call: 979-764-2100

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Susan Hilton College Station Real Estate

Realtor & Vice President of Sales of Bryan College Station Real Estate

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Foreclosures Category

Short Sale or Foreclosure in Bryan College Station Tx Does It Really Matter to Me Part 2

In the previous post  Short Sale or Foreclosure in Bryan College Station – Does It Really Matter Part 1 short sales and foreclosures were defined and many future issues were discussed. Part 2 is a continuation of that post.

What else needs to be considered when deciding whether to let a house go back to the bank through foreclosure or if a short sale is the best option.

One last issue that should be investigated with an attorney and/or tax accountant prior to the foreclosure or short sale is the “phantom tax.”  The phantom tax being referenced is the forgiveness of debt tax. Normally if you have a debt (the loan not paid) and it is “forgiven” or not collected you may owe ordinary income tax on the amount not collected by the bank.  I don’t know about you but having the IRS after me is one of the last things I want!

So, if you know someone who is behind in their house payments or have lost their job or had an illness or death in the family and they are not going to be able to continue making their house payments PLEASE call me and let me see what we can do to help.  Even if all you do is get information you are much better off KNOWING what is coming than being surprised. Help College Station and Bryan homeowners so we PREVENT foreclosures in our cities which helps ALL our property values hold firm!





For more articles on Foreclosures and Short Sales –

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Bryan College Station Foreclosure Specialist Helping Homeowners Avoid Foreclosures CDPE

SUSAN HILTON Earns Real Estate, Short Sale Designation to Help Homeowners in Danger of Foreclosure

 College Station, Tx – November 16, 2011 – SUSAN HILTON of CENTURY 21 BEAL, Inc. of College Station, Tx has earned the prestigious Certified Distressed Property Expert® (CDPE) designation, having completed extensive training in foreclosure avoidance, with a particular emphasis on short sales. At a time when millions of homeowners are struggling with the possibility of foreclosure, the skills and education amassed by HILTON will help benefit Bryan and College Station -area residents and communities.

 Short sales allow the distressed homeowner to repay the mortgage at the price that the home sells for, even if it is lower than what is owed on the property. With plummeting property values, this can save many people from foreclosure and even bankruptcy. More and more lenders are willing to consider short sales because they are much less costly than foreclosures.

Today, more than 13 percent of homeowners are delinquent on their mortgage or in the foreclosure process. This is occurring across all price ranges, and the fastest-growing category of homes in foreclosure is the luxury home market.

The CDPE designation has been invaluable as I work with homeowners and lenders on complicated short sales,” said HILTON. “It is so rewarding to be able to help families save their homes from foreclosure.”

Alex Charfen, co-founder and CEO of the Distressed Property Institute in Austin, Texas, said that agents such as SUSAN HILTON with the CDPE Designation have valuable perspective on the market, and training in short sales that can offer homeowners real alternatives to foreclosure, which can be devastating to credit ratings.

These experts better understand market conditions than the average agent, and can help sellers through the complications of foreclosure avoidance,” he said.

The Distressed Property Institute provides live and online courses to train real estate professionals how to help homeowners in distress, with a strong focus on handling short sales.

Our goal is to help as many homeowners as possible, by educating as many real estate professionals as possible,” Charfen said. “SUSAN HILTON Read the rest of this entry »

Posted by Susan Hilton | Discussion: 1 Comment »

Short Sale or Foreclosure in Bryan College Station Does It Really Matter?

Short Sale vs. Foreclosure Which is Better for the Homeowner?

So if you know someone who is behind on their home mortgage loan in the Bryan College Station area and you want to give them advice on which is better – a Short Sale or a Foreclosure.  Hate to say it but there is a HUGE difference long term.  Over the next few posts we will compare the two and see how much a difference they really make.

First, lets talk about the definitions of Short Sale and Foreclosure. A Short Sale is when a homeowner sells the house but the bank does not get enough money from the sale to pay off the outstanding loan. When a property is foreclosed the bank takes the property back at the Court House Sale due to a breach of the agreement to pay.

There are many many issues to consider –

This is part 1 of 2 posts on a comparison of Short Sales versus Foreclosures. Which one do you advise your friends? Most of the time a Short Sale is MUCH MUCH better for them. And, remember with a Short Sale the homeowner has some control over the situation. They will know when the house is selling, when they need to move and how much they will owe later (if any). This is not the case with a foreclosure.
If you know someone who is having issues with the home mortgage please have them call me and we can discuss options. No homeowner in Bryan College Station should be face a foreclosure without trying a short sale first!
Susan Hilton

Posted by Susan Hilton | Discussion: 64 Comments »

Certified Distressed Property Expert in Bryan College Station Texas



Susan Hilton – CDPE Certificate

YEA I did it! I completed the Certified Distressed Property Expert course so Century 21 Beal, Inc. can do an even better job helping the homeowners of Bryan College Station, Texas not have to go through the process of a Foreclosure and having a Foreclosure haunt them for life.  Even though I have been working with sellers avoid foreclosures for decades I had never taken the time to “get the certificate”. Now it is OFFICIAL!

More about Foreclosures in Bryan & College Station Texas

Don’t Let Them Foreclose!

We Buy HOMES but Lose Houses

Behind on Your House Payment in Bryan College Station

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Do I Qualify for a Short Sale in Bryan College Station? Don’t Let Them Foreclose!

Frequently Asked Questions about a Short Sale in Bryan College Station, Tx.

The one reality about today’s housing market is that many people have more questions than answers. The following information is intended to help you or someone you know better understand your situation.

Do I qualify for a short sale?

The qualifications for a short sale include any or all of the following:

  1. Financial Hardship – There is a situation causing you to have trouble affording your mortgage.
  2. Monthly Income Shortfall – “You have more month than money.” A lender will want to see that you cannot afford, or soon will not be able to afford your mortgage.
  3. Insolvency – The lender will want to see that you do not have significant liquid assets that would allow you to pay down your mortgage.

What is a mortgage modification?

A mortgage modification is a process through which your mortgage lender changes any or all of the following:

This process can allow borrowers to stay in their property when they can no longer afford their current mortgage payments.

Why would a lender modify my mortgage?

Lenders have realized that in some cases it is better for them to work with current borrowers to lower payments or possibly improve terms in order to keep homeowners in their properties. The average foreclosure can cost a lender from 35-50% of the value of a property, so keeping borrowers in their homes is a good option for everyone.

What do I need to qualify for a mortgage modification?

According to the Making Home Affordable Web site (, you will need the following information for your lender to consider a modification:

If applicable, it may also be helpful to have a letter describing any circumstances that caused your income reduce or expenses to increase (job loss, divorce, illness, etc.)

How do I qualify for a mortgage modification?

The first call you make should be to your lender, have the information above ready to discuss with them and call your customer service line to ask them what options you have available. If the person you speak with does not understand what you are asking, you can ask to be referred to one of the following departments (different lenders have different names for these departments):

Prior to contacting your mortgage lender you can quickly complete an eligibility test at This test will let you know if you are eligible for a modification through the government-sponsored Home Affordability and Stability Program (HASP).

For a list of mortgage lenders and servicers, visit

What is a Home Affordable Refinance?

If Fannie Mae or Freddie Mac owns your mortgage, you may be eligible for a Home Affordable Refinance. This will allow you to refinance your home and often lower your payments.

What if I don’t qualify, can’t afford my home, and owe more than it’s worth?

You are not alone and foreclosure is not the only option. If your mortgage lender or servicer will not work with you to reduce your payment, you may want to consider a short sale. Agents with the Certified Distressed Property Expert® Designation have undergone extensive training in how to process and negotiate short sales.

A short sale allows you to sell your home for less than what you owe and avoid foreclosure. Speak to your market expert to see if you may qualify.

What are the qualifications for a Home Affordable Refinance?

According to the resources released by the government, following are a list of qualifications:

Looking for someone who knows how to handle a Short Sale? Looking for a CDPE (Certified Distressed Property Expert)? Look no further! Call Susan at Century 21 Beal, Inc.





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