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Fannie Mae HomePath is a foreclosure-sale program that lets home buyers purchase foreclosed or distressed homes at significant discounts to fair market value.
HomePath is a home buyer program for purchasing foreclosed homes and short-sale homes. Homes for sale under the program are not guaranteed to be move-in ready and may require extensive repairs.
You don’t have to be a first-time home buyer to use Fannie Mae HomePath. The program is available to first-time home buyers, repeat home buyers, and real estate investors.
In exchange for purchasing a HomePath home, Fannie Mae provides mortgage incentives to eligible buyers, including an automatic $500 closing cost credit for using a conventional mortgage to finance the home.
In addition to the $500 credit, buyers can qualify for Fannie Mae’s Ready Buyer program, which gives a 3% cash contribution towards mortgage and real estate closing costs, or $3,000 per $100,000 in the purchase price.
To qualify for HomePath Ready Buyer, home buyers must:
Fannie Mae’s 3% Ready Buyer contribution can apply to mortgage closing costs, title and appraisal fees, state and local taxes, and mortgage discount points.
HomePath properties may include condos, townhomes, single-family homes, and multi-unit homes.
The HomePath purchase process is standardized because the seller is a U.S. government agency. Buyers will find purchasing a home from the government different from buying from a neighbor or buying For Sale by Owner.
Fannie Mae does not accept offers for HomePath homes contingent upon selling another home. Buyers may not delay their HomePath closing while waiting for proceeds from another sale to transfer into a bank account.
Other contingency clauses, including mortgage, appraisal, and home inspection, are considered case-by-case.
Fannie Mae requires HomePath home buyers to move into their newly-acquired home within 60 days of closing and live in the home as a primary residence for at least one year.
Occupancy exceptions are granted on a case-by-case basis. Reasonable explanations for not moving in within 60 days of purchase include:
Fannie Mae is not a real estate brokerage and does not accept purchase offers directly. Offers to buy Fannie Mae HomePath homes must be submitted through a property’s listing agent or via the Fannie Mae website.
Home buyers are encouraged to hire a buyer’s agent different from the agent representing Fannie Mae on selling its foreclosed home. Real estate agents cannot equally represent both parties in a transaction because a selling real estate agent’s first responsibility is to its seller.
Using the same real estate agent as the seller is a classic first-time home buyer mistake.
Fannie Mae has a standardized HomePath sales contract. The agency requires it. Standardized contracts help Fannie Mae evaluate offers and accept bids for foreclosed homes quickly and efficiently, which helps keep home prices low.
Except for buyers paying cash for a home, Fannie Mae does not accept offers on HomePath homes without an accompanying mortgage pre-approval.
A mortgage pre-approval letter attests that the buyer is financially-qualified to purchase a home.
Need a pre-approval? Get pre-approved now.
Fannie Mae sells HomePath homes as-is, which means that Fannie Mae does not guarantee that the home for sale is free of defects or problems. However, many HomePath homes are in terrific condition. The agency updates homes so they can be marketed and meet local building codes.
In its HomePath sales contract, Fannie Mae highlights the potential risks of purchasing one of its properties, including mold damage, insect infestation, lead paint, and more. Fannie Mae recommends that home buyers hire an independent home inspector and purchase a home warranty policy, where available.
Fannie Mae requires that HomePath home buyers complete an online education program on its website and pass a straightforward home buyer assessment exam. The free courseware consists of seven web-based modules viewable on a desktop, tablet, or mobile device.
To buy a HomePath property, home buyers must follow a standardized process, which helps Fannie Mae sell more foreclosed properties to buyers more quickly.
Getting pre-approved to buy a HomePath home is the first step toward purchasing a Fannie Mae foreclosed property. Pre-approvals tell Fannie Mae that the buyer is approved to buy the home for sale at its listing price.
Home buyers should never shop for homes without completing a pre-approval. Pre-approvals establish a budget and framework for finding homes to purchase. Always get pre-approved first.
Once you’re pre-approved to buy a home, search the Fannie Mae HomePath website for properties for sale. Buyers can search by state, city, postal code, and address. Filters help sort by price, bedrooms, bathrooms, and other traits.
Fannie Mae requires home buyers to submit offers for HomePath homes via a real estate agent. Buyers may not represent themselves. It’s good practice to hire a real estate agent with experience negotiating HomePath offers and who does not also represent the seller, Fannie Mae.
For buyers using Fannie Mae’s HomePath Buyer Ready closing cost assistance program, the next step is to complete the agency’s free, seven-module online education course. Buyers must pass an assessment exam with a score of 80 percent or better.
Buyers must register on the HomePath website to make a valid offer. Once an offer is submitted, buyers are asked to show proof of mortgage pre-approval and, if applicable via Ready Buyer, request closing cost assistance. Fannie Mae recommends that buyers make their best and strongest offer.
ith these conditions and find a good listing, buying a HomePath home can be a good deal.
HomePath homes can be a good deal, but they’re restrictive. If you can be comfortable with the program limitations, check the Fannie Mae website to see what’s for sale.
New construction homes are typically financed by home builders and commercial lenders and not via Fannie Mae. Finding a brand-new house on the Fannie Mae HomePath website would be rare.
Yes, home buyers can negotiate prices on Fannie Mae HomePath properties within a small range. A well-negotiated price should indicate why the offered price is lower using nearby, comparable homes.
No, home buyers can finance their purchase of a HomePath using any available mortgage type. Conventional mortgages are not required. Low-down payment mortgages, including FHA, VA, and USDA mortgages are allowed.
HomePath doesn’t enforce a minimum down payment. Home buyers can make a 3 percent down payment via HomeReady or Home Possible programs, a 3.5 percent down payment via the FHA loan, or do 100% financing with a VA mortgage or USDA mortgage.
Yes, home buyers can finance a HomePath home with an adjustable-rate mortgage. Fannie Mae doesn’t restrict how buyers finance a HomePath home.
To keep the properties marketable, Fannie Mae performs essential services on its foreclosed and repossessed properties. Services include winterization, removal of trash and debris, repair of safety hazards, and basic interior cleaning.
Fannie Mae may also provide gutter and fence repairs, installation of exterior doors, rehanging shutters, and painting over graffiti.
The HomePath Renovation Loan is a mortgage for HomePath homes that build in up to $35,000 for home improvements and repairs. Renovation loans carry a higher interest rate than non-renovation loans and require additional approval. Eligibility varies by mortgage company.
No, Fannie Mae HomePath is available to all home buyers. You do not have to be a first-time home buyer to use HomePath.
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Fannie Mae HomePath is a foreclosure-sale program that lets home buyers purchase foreclosed or distressed homes at significant discounts to fair market value.
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