The Housing and Urban Development department with the United States Government wants the Police Officers, Fire Fighters, Emergency Medial Technicians and Teachers to know that they can acquire homes at a 50% discount just for working in the professions that they endure to keep our cities and us safe with our children being educated.

Here is the Link to HUD’s page that has the individual states, please make sure that after you choose the state you are interested in, you choose these options:

•  The HUD Good Neighbor Next Door Main page by clicking Here.
•  Choose Your State or the State of Interest by clicking on this link.
•  "Go To Requested Page" then
•  Special programs about 1/2 the way down the page -  "Available Properties for Sale - Lottery
  OND/TND/FND/END/Hurricane Evacuees/Non Profits" <—–  Very Important because "Regular" HUD foreclosures are listed on this page as well - Make sure you are viewing the properties that fall under this program.

If you have any further questions about this program whether the Paris911 Team at RE/MAX can help you directly, then call me at 661.400.1720 or e-mail me at connor@paris911.com.

Being a Public Servant with the LAPD for almost 17 years and not a Full Line Reserve has given The Paris911 Team with RE/MAX of Santa Clarita a fantastic edge when helping our Law Enforcement, Fire Department and Educational Clientèle.

It is not top secret nor confidential in any way.  The information that I am referring to is the fact that we are Head Quartered in the Santa Clarita Valley and that is public knowledge.  In fact I make a point to mention, when I am writing about Real Estate, that we are not Geographically Dependent.  I get several calls a week with the callers inquiring about RE/MAX offices in other parts of the country.  I wanted to say world, but I have been limited in my calls to the United States of America.  However, Hawaii was a couple of weeks ago.  Yes, that is the USA, but it is in the middle of the Pacific Ocean.  That is a start.

I then hunt.  I look for the agents that have some of the same metal I contain in my code.  I then set up a referral network one Re/MAX office at a time with one agent at a time.  In 11 more years, this will be extremely well known as are some of our other ‘full disclosure" resources.

The beauty of this thing is that I have time enough to do the RECON for all of our clients.  I could care less that you are located in Maine (three weeks ago).  I will find you an agent.  Set up the referral and let them go.  If you experience something that does not fit with your code or style - Then call me and I will hunt another.  Easy.

A difficult and not so easy transition to the Title of this Blog - I get a lot of requests by Teachers, Firefighters, Emergency Medical Technicians and Law Enforcement Officers and Deputies about the Good Neighbor Next Door Program by HUD (housing and urban development).  It is active.  However, the properties are not in huge amounts and inventory is lacking.  In Southern California, they pop up evey once in a while and to this point they have been less than spectacular.  But I am hopeful.

The reason for this post is to show you what the HUD listing page looks like and to give you a link to it.  If you are looking for an agent that subscribes to the same book and code as The Paris911 Team at RE/MAX of Santa Clarita Does - Then Call me or E-mail me and I will do the hunting for you.  Be Safe - Connor MacIVOR

Hey Everyone - Here is the button that will get you to the Portal for the property listings that populate the Good Neighbor Program with HUD.  The GNND program is where Law Enforcement, Fire Department and Teachers can obtain homes that are in Revitalization areas at a 50% discount.  You must use a HUD approved Broker to make these purchases - and we are just that - HUD approved Brokers -CONNOR with HONOR

Click the Paris911 button to view GNND
program properties for Sale and Dates.

Click on the PROPERTY LISTINGS link Below for the Updated List by HUD and their Good Neighbor Next Door Program.  Make sure you call us to pre-qualify with a HUD approved lender because the window from the time a property is posted is 5 days from that date until they stop taking bids.  Then if there is more than one bid, they revert to a lottery system.  If there are no bids during those five days, the property is kept on the market until sold.

Give Paris a call at 661.400.3680 or Connor at 661.400.1720 and we would be glad to answer any and all questions.

To Check out the Good Neighbor Next Door Program Requirements Click this link

To see who is eligible for the Good Neighbor and Teacher Next Door Programs Click here

To See what Revitalization Areas are click this one.

To check out some questions and answers click here.

Click on this Link for PROPERTY LISTINGS!

Same as REOtool.com -  But Engine sounds much more "Vahrooooom - Vahrooooom!"

Your Final Authority for Foreclosures - Short Sales - and Other Distressed Properties for Sale in four (4) different Boards of Realtor’s Multiple Listing Services.  For a More Pinpointed and Custom Search for Foreclosures - Short Sales and other Distressed Properties in the Santa Clarita Valley, Antelope Valley to Kern County, Ventura County and Los Angeles and San Bernardino Counties - Let me know specifics at www.MoreThanForeclosures.com and I will get to work on those requests A.S.A.P..  If you are Searching by Tracts in one of the Cities in the Santa Clarita Valley check out www.TractCodes.com and I will get you that information as well.  If you know a Cop - Firefighter - Deputy Sheriff - Other Law Enforcement - or Teacher, Send them to www.TheGoodNeighborNextDoorProgram.com so they can Register and pick up a HUD Foreclosure located within Re-Vitalization Areas around Southern California.

Click here to search for foreclosures and distressed properties in the San Fernando Valley, Santa Clarita Valley and Other areas that are associated with the Southland Regional Association of Realtors.

Click on an area below to search Ventura County and the Board of Realtors known as the Ventura County Coastal Association of Realtors - Simi Valley, Moorpark, Thousand Oaks, Camarillo, and more.  Foreclosures and Distressed properties.
1.  Conejo Valley.
2.  Simi Valley and Moorpark.
3.  Santa Rosa Valley.
4.  Ventura Area and the Ventura beaches.
5.  Oxnard and the Oxnard Beach communities.
6.  Camarillo, Santa Paula and Filmore.
7.  Ojai, Oakview, and Santa Barbara.

 Click below for Antelope Valley, Kern County, San Bernardino County and other areas as well - foreclosures and distressed properties.
1.  Palmdale.
2.  Lancaster.
3.  San Bernardino County had 4 (they have another database that is used primarily).
4.  Kern County.
5.  Other Los Angeles County.

There are a lot of other great resources here on our main blog at:  http://blog.paris911.com you can also check out our Mother Site at:  www.Paris911.com - School Resources - Local Events - and other Real Estate Related Topics Including Current Real Estate News.  If you are the type of person that wants to search for All Homes For Sale on their own - www.SearchRE911.com you will find an unlocked Real Estate Search Engine at that location - Please enjoy these resources and Remember, "I want the Chance to Earn first your Trust and eventually your Business!"
-CONNOR with HONOR

Are you on the hunt to find that home that you have been looking for on line and during your futile search on www.Realtor.com?  Looking for Santa Clarita Real Estate check out www.SCV911.com.  Is it something that you are about out of rope about, feeling stress and wanting to know if your true dream home is out there?  I have a suggestion.  First Things First!  Give us a call or shoot us an e-mail and let us schedule you an appointment to come to our offices and meet.

In doing so you will be able to align your ducks for the best Real Estate decision making that you can possibly achieve.  We will discuss what it is to purchase a home, rates, taxes, write-offs, closing costs, various Real Estate Related roles, investment properties, out of state properties, and our Exclusive Referral Program.  Do you know someone that is wanting to purchase Real Estate or sell some of the same?

I feel the need to explain how honoring this would be to Paris and I.  Also we have a "good faith" way of demonstrating Gratitude.  That is something that has not been surgically removed like in some others.  We swill understand the meaning of that word and would like to explain to you what we mean. 

Give us a call and schedule an appointment so we can show you how we operate.   THE WORDS "FREE" and "NO OBLIGATION", describe the Real Estate Seminar.  In addition check out www.REOTool.com for foreclosures where 4 boards of Realtors operate.  If you are wanting and wondering if it would be better for you to Rent versus Own a home - Then check out www.Renter911.com.  Furthermore, if you want your own specific list of Foreclosed properties curtailed to a specific city or neighborhood - check out www.MoreThanForeclosures.com.  Are you a Law Enforcement Officer - Deputy, Teacher, Firefighter or EMT that is wanting to see when that HUD program the Good neighbor next door was going to take off and how to align yourself to take full advantage of the 50% off program for those professional oath takers.  Check out www.TheGoodNeighborNextDoorProgram.com and you will be delighted.

Searching on your own can happen via our Google Mapping solution at www.SearchRE911.com you can do it yourself and never have to worry about us capturing your data and using it against you in way of personal gain. 

When you are looking for Real Estate in Valencia California, you can check out some of the specific home searches that I have created via my Virtual Gateways.  One of these Specific Tract Search Engines involves the Custom Home Tract in Valencia.  Valencia California is one of the cities located within the Santa Clarita Valley.

Click on this link to see what the Valencia Custom Tract has Active as far as homes for sale.

Click on this link if you want to check distressed properties from one of the four boards of Realtors that we are members of.  Ventura County, Antelope Valley, Los Angeles, and Santa Clarita/San Fernando Valley.  Including all Los Angeles County.  I set up Foreclosures, Short Sales, and other distressed properties here.

If you are the type of person that likes to search for Real Estate without problems and obligation - Then have at it here by clicking on this link.

Don’t forget the Good Neighbor Next Door Program offered by HUD.  If you are a Law Enforcement Officer, Firefighter, EMT or Teacher you can take advantage of this program.  Click on this link or explore the Paris911 Blog for more details related to the program that is in place.

-CONNOR with HONOR

Question: What Is the Good Neighbor Next Door (GNND) Sales Program?

Answer: HUD wants to strengthen America’s communities. The Good Neighbor Next Door Program offers HUD owned single family (one-unit) homes to eligible participants at a 50% discount.

Question: Am I Eligible for the GNND Sales Program?

Answer: Law enforcement officers, teachers and firefighters/emergency medical technicians and who meet all other requirements of the program are eligible to purchase an available home.

Question: How Much of a Discount Can I Get on a HUD Home?

Answer: You can get a 50 percent discount off the HUD appraised value. For example, if HUD lists a home at $100,000, you can buy it for $50,000 provided, you occupy the home as your personal residence for the required occupancy period. If you qualify for any FHA-insured mortgage program, your downpayment is only $100 and you may finance closing costs.  

Question: What Kind of Mortgage Financing Do I Need?

Answer: You may use FHA, VA, or conventional mortgages, or cash. HUD requires you to sign a Second Mortgage and Note on the discounted amount (which is $50,000 in the example above). No interest or payments are required on this "silent second" mortgage if you live in the home for the entire 36 month occupancy period. You may be required to pay a pro-rata portion of the discount to HUD should you fail to fulfill the three year occupancy requirement.

Question: What is the Occupancy Period?

You must live in the home as your sole residence for a full 36 months. The purpose of the program is to strengthen communities by encouraging employed, professional law enforcement officers, teachers and firefighters/emergency medical technicians to live in the community. You will have 30, 90 or 180 days to move into the home you purchase, depending on HUD’s determination of the condition of the home and the level of repairs that may be required, if any. The 30th, 90th or 180th day is the start date for the occupancy period. Your are released from all obligations under this program at the end of the 36th month following the start date. HUD views the occupancy obligation seriously and vigorously pursues violators to the fullest extent of the law.

Question: What Is an FHA Rehabilitation Mortgage and How Can It Help Me Buy a HUD Home?

Answer: The FHA 203(k) mortgage program helps homebuyers buy a home and have enough money to rehabilitate or repair it. Repairs must cost more than $5,000. The cost of the repairs and the mortgage are combined into a single monthly payment. Consider FHA’s 203(b) program if needed repairs are under $5,000. FHA also has a new Streamlined 203(k) program which may be useful.

Discuss these financing options with your lender! 

Question: Can I Sell the GNND Home after 3-years and Keep the Profit?

Answer: Yes. After you live in the GNND home 3 years, you can sell the home and keep any equity and/or appreciation. 

Question: Do I Have to Use a Real Estate Broker or Agent to Buy a GNND Home?

Answer: Yes. This is where we come in. 

Question: Do I Have to Be a First Time Homebuyer to Take Advantage of the Program?

Answer: No. However, you may not own any other residential real property at the time you submit your offer to purchase a home and for one year previous to that date. For example, if you submit an offer to purchase a home on August 1, 2007, you may not have owned a home during the period from July 31, 2006.  

Question: Where Are These Homes Located?

Answer: The HUD homes are located in designated Revitalization Areas. There are hundreds of Revitalization Areas located in the United States.

 Question: Does HUD Provide a Home Warranty?

Answer: No. All GNND homes are sold "as is," without any kind of warranty. 

Question: Can I Buy Multiple Unit Properties (E.g., Duplexes, Triplexes, Etc.) through the Officer Next Door Program?

Answer: No. You can only buy single unit homes, townhouses, and condominiums through the GNND Program.

 Question: Do I Have to Pay Earnest Money or Other Deposits in Order to Submit a Contract for a GNND Home?

Answer: Yes. The amount of the earnest money deposit required is an amount equal to one percent of the list price, but no less than $500 and no more than $2,000. HUD considers all offers to be a commitment to purchase a home if you are awarded the sale. Therefore, please carefully consider your offer and be aware of HUD’s policy on earnest money as stated here: If an offer is accepted, the earnest money deposit will be credited to the purchaser at closing. If the offer is rejected, the earnest money deposit will be returned. Earnest money deposits are subject to total forfeiture for failure of the participant to close a sale.

 Question: Can I Bargain with HUD on the Price of a GNND Property?

Answer: No. You must offer the exact HUD list price when bidding on any GNND property. Then you get a 50 percent discount off of that list price.

 Question: What if I Leave the employment, that made me eligible, for Any Reason, during the Mandatory 3-year Residency Period?

Answer: Nothing happens, but you must continue to live in the home for the full 36-month mandatory occupancy period. If you move out of the GNND home, you will have to repay HUD on a prorated schedule. In addition, you must certify that it is your good faith intention to remain employed as a law enforcement officer, teacher or firefighter/emergency medical technician for one year beginning with your purchase. Do no attempt to participate in the program if you know in advance that you will not be employed as required for at least one year. 

Question: Some Agencies Have Other Homebuying Programs. Can the GNND Program Work in Conjunction with These?

Answer: Yes, as long as you can meet all the GNND program rules while participating in these other programs.

 Question: What Happens if a Participant Fails to Honor the 3-year Occupancy Requirement?

Answer: HUD can demand repayment of the discounted amount on a prorated basis. That means you would have to repay 1/36th of the discount you received for each month that you did not occupy the home. HUD also may initiate administrative sanctions including, but not limited to, barring the officer from participating in any HUD/FHA programs, as well as other federal programs. In any case of fraud or abuse, HUD will refer the case to HUD’s Office of the Inspector General for investigation and possible criminal prosecution. HUD may also notify the officer’s employing agency. Criminal prosecution and conviction for fraud and abuse concerning the GNND Program can result in a fine of up to $250,000 and/or two years in federal prison. 

Question: How Does HUD Enforce the 3-year Residency Requirement?

Answer: The participant must certify he or she is living in the GNND home as a sole residence at the time of purchase and each year after that. HUD can conduct spot checks to make sure the GNND home is your sole residence at any time during the 3-year period. You also must sign a note and mortgage for the discount amount. HUD may foreclose this mortgage if you do not comply with the 36-month occupancy requirement.

Click here for the Good Neighbor Next Door Program Rules, Regulations and Teeth!

 The National Servicing Center (NSC) in Tulsa monitors the servicing of Good Neighbor Next Door (GNND) loans after closing. The Good Neighbor Sales program allows eligible full-time law enforcement officers, teachers, and firefighters/emergency responders to participate. This page describes GNND participant responsibilities according to program regulations.

Annual Certifications

When participants purchase properties under the GNND program they agree to own and live in the property for a three-year period as their sole residence. Participants are required to certify every year that they are living in the property.

The annual certification is mailed to participants, ready for signature, around the anniversary of the purchase. Participants should sign, date, and return the form to the address specified in the letter. If they fail to return the first letter, a follow-up letter is sent one month later. At times, their return letter and our follow-up letter cross in the mail. If this happens, participants can either contact our servicer to determine if the first certification was received and logged in or they can sign and return the second certification.

If participants fail to return at least one annual certification per year, NSC refers the case for investigation. An investigator will then make an on-site visit to verify the occupancy of the property. Further, the investigator will ask the participant to sign the annual certification in their presence. In the event that investigation fails to verify occupancy, the participant will be turned over to the Office of Inspector General for further investigation and possible prosecution. To avoid noncompliance, complete and return the annual certification forms promptly and honestly. Falsifying information on this certification is a felony. HUD will prosecute false claims and statements. Conviction may result in criminal and/or civil penalties. (18 USC 1001, 1010, 1012 3559, 3571; 31 USC 3729, 3802).

Military Duty

Participants who are called to active military duty are provided clemency in regards to the owner occupancy requirements of the program for the timeframe that they are on active duty. Participants on active military duty are not required to occupy the property and are allowed to rent the property (only while on active duty) if necessary to minimize potential vandalism. However, the NSC needs to be aware of those participants who are on active military duty and are not occupying their property. Participants must notify the NSC according to the Military Duty Instructions. Print out the information and instructions and comply with the instructions so that you will not be referred for investigation during your military duty.

Subordinations

When participants close on their home, they sign a note and a mortgage. The mortgage is filed right after the first (primary) mortgage, making it a second mortgage. When participants pay off their first mortgage (usually done by refinancing), HUD’s mortgage moves into first position. If a participant is attempting to refinance their first mortgage, the lender will want its new loan to be in first position. In order to accomplish this, HUD must be willing to subordinate its position to the new first mortgage.

HUD has certain rules and procedures regarding subordinating. The rules are that HUD will consent to refinancing (1) for the purpose of obtaining an FHA 203(k) rehabilitation loan or (2) for the purpose of obtaining a lower mortgage interest rate or change in the term of the loan and (3) to prevent the participant from defaulting on the first mortgage. The 203(k) loan is a rehabilitation loan in which necessary property improvements are financed into a new loan.

The closing (or title) agent handling the closing of the new loan should handle the paperwork and details to obtain the HUD subordination. Participants can refer the closing company to this page or they can print the Subordination Information sheet and take it to the closing company. Read the linked information then mail or fax the subordination request to our servicing contractor, C&L Service Corp./Morris-Griffin Corp., according those instructions. 

Pay Offs

If a participant needs to dispose of the property before expiration of the three-year occupancy period (for job relocation, family composition changes, or refinance), NSC’s contractor, C&L Service Corp./Morris-Griffin Corp., processes those payoffs. Fax the request for the payoff with the following information: participant’s name, full property address, estimated closing date, company requesting the payoff, company address, company telephone number, return fax number, and signed permission of the participant to collect the data. All of this information may be mailed or faxed to C&L Service Corp./Morris-Griffin Corp. Payoff requests are usually processed and faxed out within 2 business days of receipt.  

Releases

At the end of the required three-year occupancy period, HUD’s second mortgage will be released provided 

A mortgage satisfaction will be filed with the participant’s local county recorder’s office. After the release is filed, a copy will be mailed to the property address. Thereafter, HUD’s second mortgage will not show up on the title to your property. After release, there is no further obligation to or restrictions imposed by the Department of Housing and Urban Development. Releases are mailed to the county recorder for filing no later than thirty days after the end of the required occupancy period. However, some counties have a filing backlog, over which HUD has no control.

Click here for Questions and Answers for the Good Neighbor Next Door Program!

The U.S. Department of Housing and Urban Development (HUD) wants to make American communities stronger and to build a safer nation.  the Good Neighbor Next Door Program (GNND) program helps make this goal a reality by encouraging law enforcement officers, deputy sheriff’s, pre-K through 12th grade teachers and firefighters/emergency medical technicians to become homeowners in revitalization areas.

Who is Eligible?
Law Enforcement:  You may participate in the Good Neighbor Next Door Program as a law enforcement officer if you are employed full time-by a law enforcement agency of the federal government, a state, a unit of general local government, or an Indian Tribal Government; and, in carrying out such full-time employment, you are sworn to uphold, and make arrests for violations of, federal, state, tribal, county, township or municipal laws.

Teachers:  You may participate in the Good Neighbor Next door program as a Teacher if you are employed as a full-time teacher by a state-accredited public school or private school that provides direct services to students in grades pre-kindergarten through 12.  In addition, the public or private school where you are employed as a teacher must serve students from the area where the home you are purchasing is located in the normal course of business.

Firefighter/Emergency Medical Technicians:  You may participate in the Good Neighbor Next Door Program as a Firefighter/Emergency Medical Technician if you are employed full-time as a firefighter or emergency medical technician by a fire department or emergency medical services responder unit of the federal government, a state, unit of general local government, or an Indian tribal government serving the area where the home is located.

Good Neighbor Next Door Program and our Involvement.

Good Neighbor Next Door Program Rules, Regulations and Teeth.

Good Neighbor Next Door Program common questions and answers.

Good Neighbor Next Door Program Revitalization Areas, what are they?