Frederick County, Maryland Foreclosure Statistics and Trends

According to data from RealtyTrac, Maryland has the highest rate of foreclosure for any state in the country. That’s alarming news for residents of the state, and it’s likely surprising to those who live elsewhere.

That said it’s probably not too surprising for those who live there, as they see it up close in their communities. While overall the rate of foreclosure in Maryland is one in every 535 homes, a .19% rate that is more than double the national .08% rate, that figure varies widely across the state. Here, we’ll take a closer look at one county in particular, Frederick County.

In Frederick County, the current foreclosure rate is one in every 635 homes. This represents a slightly improved foreclosure rate compared to the state as a whole. However, within the county, there are some specific towns which have shocking rates of foreclosure.

Keep in mind that areas with low populations and not many residents will reflect skewed data as a result, but it’s still alarming nevertheless. Take a look at the three towns in Frederick County with the highest rates of foreclosure: Braddock Heights has one in every 22 homes in foreclosure, Libertytown has one in every 75 homes, and Burkittsville has one of every 76 homes in foreclosure. Completing the top five worst towns in Frederick County for foreclosure are Thurmont, with one in every 409, and Brunswick, with one in every 419 homes in foreclosure.

As for the city of Frederick itself, it has a rate of one in every 562 homes in foreclosure. This is pretty close to the statewide figure, and is slightly worse than the county as a whole.

The city though also varies widely, here by zip code. In the 21704 zip code, there is one foreclosure in every 390 homes, whereas in the 21703 zip code, there’s one in every 537 homes, followed by the 21702 zip code, with one in every 554, and finally, 21701, with one in every 687 homes in foreclosure.

It’s intriguing to look at the data and see how different statistics can be from county to county, city to city, and even zip code to zip code within the same city.

For residents of Frederick County who may be facing foreclosure, it’s important to carefully evaluate your options, and to take action to keep your home if that’s the outcome you’re seeking. For instance, many individuals are surprised to find out that filing bankruptcy is one of the only tools available to stop a foreclosure. Before taking any action though, be sure to consult with an experienced local attorney who will be able to provide you with the guidance and assistance you need to make the right decision.

Learn How to Avoid Foreclosure by Understanding Short Sale Process!


Quick Sale is a kind of real estate, where you can owe more than the estimation of your property. Lending institutes, for example, huge banks or other money related establishments will permit you to run with a short sale, so you can abstain from experiencing foreclosure issues and undoing in your credit rating over the long haul.

You can undoubtedly get rid of issues on your credit rating on the off chance that you go through this short sale process. This article will help you on how you can apply for a short sale, with the goal that you can keep away from foreclosure issues.

Contact Local Bank or Lending Institution:

As a rule, the bank goes about as a loan specialist for this situation, so it is their obligation to help you in comprehending your land issue. Attempt to show at least a bit of kindness with the Loss Mitigation Department and unveil your own trouble to them and legitimize that you truly need to go through short sale.

Gather Your Requirements:

Do your level best to gather all the required data in short selling your property. They may request that you deliver a hardship letter and before you move out of the workplace, get their names and contact subtle elements also.

Foreclosure Specialists:

When you have found the right short sale specialist, request that they do market analysis and take some photographs of the property. You can likewise request assistance from your short sale specialist on the most proficient method to oversee or get ready hardship letter since, they know more than you on what to compose and to abstain from concerning it.

Compose Hardship Letter:

Set up a hardship letter with reasons on why you can’t make installments for your home loan any longer. Additionally, incorporate the bank statement copy from most recent three months, a confirmation letter on the off chance that you have ended from your employment. Additionally, incorporate business market analysis and photographs of the property taken by your specialist. At that point, send the hardship letter and other documents to the Loss Mitigation Department. Usually this process may take a while, so you should be patient.

Extra Necessities:

These days, the loss migration office would ask extra requirements from you before they begin preparing your application structure. Better consult with the Foreclosure specialists for knowing extra necessities required in the short sale process.

Sit tight For a While:

When you got the offer, your loan specialist may agree or disagree to carry out the short sale process. Generally, the final say on short sale will originate from the mouth of your loan specialist, so it is essential to be good your bank amid and after the exchange.

Can I Represent Myself Against Foreclosure Fraud? Yes, It Is Called Pro Se: "By Myself"


“George C. Marshall”

Nearly all Borrowers who have contacted me about an imminent, or already taken place, foreclosure believed that it was imperative that they find an attorney to represent them in a court foreclosure action. For three years I believed the same thing. Many judges will suggest it so strongly that a borrower believes that it is actually a law, which it is not. But, it does make sense that we believe it. We see it on TV, in the news, magazines, and, of course, most attorneys will tell that you need an attorney

But, the reality is that this so-called mortgage melt down is so big and is rife with illegal and criminal behaviour that defies what most people regard as normal, there are few, very few, attorneys that can win for a borrower.

Attorneys, for the most part, are not familiar with the subject of Mortgage Fraud. Certainly not as familiar as they will lead you to believe I have resented this fact for a very long time. As I said, most of my clients have been advised by a judge or an attorney that they absolutely must have an attorney. They are right, except for one thing. Shouldn’t that read “they absolutely must have a Good Attorney?”

You are not better off with an uninformed attorney representing you.

Can you afford an attorney at this time? What if you think you are unable to pay an attorney? Should that automatically mean that you have no choice but to leave your home?

Well, there is another way. You don’t have to hire an attorney to start the fight to save your home. In my opinion you cannot win with 99.9% of the attorneys in your state anyway. If that is not true, then why do we hear so much about mortgage fraud and so little about the victims of mortgage fraud winning their cases?

The reason you don’t know what to do, is because trials and courts are not your areas of expertise. But, you can be strong if you get the right kind of help. You can do a lot of what an attorney should do at the beginning of the threat of foreclosure. You can do it as Pro Se, which means “I am representing myself” if you have the right help and accurate information.

You can learn how to use your constitutional civil rights to force the courts to treat you in a fair way.

I now believe that finally you actually have the advantage. But, like anything new you must learn the rules to play the game.


4 Ways To Stop Your Foreclosure

Going through a foreclosure in St Louis can be a very stressful and painful process especially if you have no idea what to do about it and how to stop it. But before you can understand how to stop a pending foreclosure you must understand how the foreclosure process works in Missouri.

How a Foreclosure Does It Work?

Missouri utilizes the non-judicial method of foreclosing on a property. What is a non-judicial foreclosure you ask? A non-judicial foreclosure does not involve the courts but it does require a notice as to when they are going to foreclosure. When you first signed the loan agreement for your mortgage, one of the things you signed is the deed of trust. The deed of trust gives the lender the right to foreclose on the property if a default of payments were to occur. One of the items in the deed of trust is what’s known as the power of sale clause.

The power of sale clause allows the lender to sell the property in order to satisfy the remaining debt on the property. The sale usually happens in the form of an auction. Because Missouri is a non-judicial state there are very strict rules about notice requirements and legal documents are required to contain the power of sale language in order to execute this type of foreclosure method.

Mandatory Items For The Power of Sale Notice

1. There must be a notice in the local newspaper publication at least twenty times continuously every day leading up to the day of the auction in a city of 50,000 people or more. In other parts of the state the notice must run 4 consecutive weeks no earlier than a week before the auction. Notice requirements are reference in Missouri Revised Statutes Chapter 443.320.

2. The lender must give you notice 20 days notice before the auction takes place. They must notify you of the date, time and location the auction will take place. Sale requirements are referenced in Missouri Revised Statutes, Chapter 443.227.

How To Stop The Foreclosure From Happening

Now that you have a better idea of how the foreclosure process works in Missouri and more specifically in the St Louis & St Charles area you will now have an even better understanding of how to stop it. Here are the four fastest ways you can stop your pending foreclosure.

1. Refinance. Refinancing is always in your best interest if you can qualify. Make sure you apply for the refinance before you are late on your mortgage payment. Once you are 30 days late on your house payment the damage may have already been done and your credit score may have dropped too low for you to qualify.

2. Don’t List Your House Yourself. List It With a Realtor. Too many times I see homeowners who are on the verge of losing their home try and list the property themselves. If you decide to list your house make sure you hire a professional agent. Agents will get your house sold 50% faster and often times within 90% of your asking price. Make sure you have enough equity in the house to be able to pay your agent. Remember, agents are NOT free.

3. Sell Your House Fast With An Investor. You’ve seen them all over town the “We Buy Houses” guys. Be careful with some of these people though. They advertise that they have cash and often times will make offers on a property and never close. Make sure they give you a deposit up front and set a fast closing date. If they are stalling on the closing date, then they probably don’t have cash to buy. Be careful!

We on the other hand have cash to close on your property in five days. We are experienced home buyers who will give you a CASH OFFER in 24 hours. We can close on your timeline and will often times pay the closing costs.

4. Short Sale. This has become a very popular exit strategy the last couple of years for hundreds of thousands of homeowners across the country. To keep it simple a short sale is when the bank will let the homeowner sell the property for less than what’s owed on the property. This can be a very lengthy process but nonetheless once the short sale process has started it will immediately freeze the foreclosure process. You may be wondering how to get a short sale started.

In Review:

Foreclosure Process

1. Homeowner is 120 days late on payments

2. Bank notifies homeowner of auction – 20 days before sale date

3. House is sold at auction and if property doesn’t sell…

4. Bank takes back property and will list with an REO broker

How to Stop Foreclosure

1. Refinance

2. List With Professional Broker

3. Sell To Investor

4. Short Sale

Foreclosure Property Money Pits – Advice From a Certified Home Inspector

New home buyers should be extremely cautious regarding hidden property defects of a foreclosure real estate purchase. Recent national real estate data reports that the majority of real estate transactions are now part of a foreclosure process. At the same time, a significant percentage of these buyers at forgoing the recommended professional home inspection process. Buyers are skipping this prudent inspection process is some cases because they have been misinformed by the bank, and others, that the property will be only sold “as is” and no repairs will be completed. As an experience real estate inspector (involved in hundreds of foreclosure inspections), I can report that the “as is” rational to forgo a professional home inspection will not only cost the buyer thousands of dollars in purchase price and repair losses, but will also put the buyer’s family at risk from undiscovered safety and environmental hazards.

Having a foreclosure home inspected diligent professional is as important as inspecting a home where the occupant homeowner is available – maybe more so. Sellers and their representatives are required to disclose all known significant defects. But, if a foreclosure home is owned by a bank, the bank has never lived in the property, so it is not likely there will be very much information on any disclosure statements. In this situation, it is especially important to take the necessary steps to know the true condition of the property. Homes usually go into foreclosure because the owner can no longer afford the mortgage payments and has moved out. As a result, maintenance and repairs get neglected as well. In many cases the owner or tenant is angry, and actually removes or destroys major systems in the home. It is critical that buyers know the condition of the structure and all the major systems. Only a Certified Real Estate Inspector will provide that information.

The “as is” statement, has been promoted as meaning the bank will not fix any defects found. My experience is just the opposite. My inspection clients have reported that banks are often responsive for expensive and or safety hazard defects reported by a Certified inspector. Even if the bank is unwilling to negotiate over any discovered defects, the information the buyer receives from a thorough home inspection is invaluable in making an informed purchase decision. And even if there are plans to do significant remodeling, why risk discovering problems with the furnace, foundation or structure after you close escrow and begin work? Better to eliminate any big financial, environmental and safety hazard surprises by knowing up front about problems by getting a detailed home inspection. The inspection process is really the only way to find out if the foreclosure property is really a good financial deal or not.

Homebuyers, banks and or sellers should retain the services of qualified inspectors trained and experienced in home inspection. It is also critically important that the inspector be a certified member of a well-founded professional association such as ASHI (American Society of Home Inspectors). ASHI is the largest and oldest inspection association in the country. Certified ASHI inspectors must adhere to CREIA’s Code of Ethics and follow the Standards of Practice developed and maintained by the Association. Recognized by national consumer associations, these Standards of Practice are considered the source for Home Inspector Standard of Care by both the real estate and legal communities.