Sophia Delacotte (#01873662)
Sophia Delacotte
Realtor in San Jose

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Mortgage Relief Options During the COVID19 Pandemic


What you Need to Know to Keep your Home

I/ Under the March 2020, Coronavirus Aid, Relief, and Economic Security (CARES) Act, there are two protections for homeowners with federally or GSE-backed (Fannie Mae or Freddie Mac) or funded mortgages:

1. The CARES Act and the guidance from Fannie Mae and Freddie Mac, FHA, VA, and USDA, prohibit lenders and servicers from beginning a judicial or non-judicial foreclosure against you, or from finalizing a foreclosure judgment or sale. This protection began on March 18, 2020;

2.Under the CARES Act, you can ask for forbearance (*see below for more details about forbearanceand tell your servicer that you are going through a financial hardship because of the pandemic. If you have a federally backed loan, the mortgage servicer is not permitted to ask you for proof of hardship.

On February 16, 2021, the Biden Administration has extended the foreclosure and eviction moratorium for homeowners who have a home loan through the Federal Housing Administration, the U.S. Department of Agriculture or the U.S. Department of Veterans Affairs until the end of June 2021. These homeowners have until the end of June to request mortgage payment forbearance if they haven’t already done so.

On July 30, 2021 the Federal Administration extended the nationwide eviction moratorium through September 30, 2021 to protect homeowners with federally backed mortgages against foreclosure. As a result,  homeowners impacted by the pandemic with mortgages backed by HUD, VA, USDA, Fannie Mae, and Freddie Mac, as well as housing providers with Fannie Mae or Freddie Mac multifamily mortgages, may apply for forbearance until October 30, 2021.

On July 30, 2021 FHFA announced that Fannie Mae and Freddie Mac were extending the moratoriums on single-family real estate owned (REO) evictions until September 30, 2021.

Mortgages not covered by the CARES Act may also provide similar forbearance options. If you are struggling with payments, servicers are generally required to discuss relief options with you, whether or not your loan is covered under the CARES Act.
Find housing counselors in your area.

II/ On July 23, 2021, a White House press release announced that the Department of Housing and Urban Development (HUD), the Department of Agriculture (USDA), and the Department of Veterans Affairs (VA) will now give homeowners options to reduce their monthly principal and interest by lengthening the term of the mortgage. The purpose of this new rule is to allow these agencies to propose alternatives to foreclosures that are more alike the options already offered to homeowners with mortgages backed by Fannie Mae and Freddie Mac.

Therefore, for borrowers unable to make monthly payments after the foreclosure ban expires, HUD will give servicers the ability to lengthen the mortgage term. Borrowers could see their mortgage terms extended to 360 months at market rate, to reduce their payments by 25%. In addition to a term extension, borrowers could receive an interest-free subordinate mortgage not due until after the first mortgage is paid off, otherwise known as a partial claim. HUD will offer a partial claim to borrowers who can start making their mortgage payments again.

The USDA will also offer new options to help borrowers attain a 20% reduction in their payments. The tools include an interest rate reduction, term extension and a mortgage recovery advance, to help cover past due mortgage payments and related costs. The options can be used separately or combined.

For VA borrowers, the VA can purchase up to 30% of borrowers’ unpaid principal balance and arrearages, and provide an interest-free subordinate loan similar to a partial claim. Servicers can also extend the loan term to up to 40 years.

III/ On July 23, 2021, the Federal Housing Administration (FHA) announced streamlined COVID-19 Recovery options to help homeowners with FHA-insured mortgages who have been financially impacted by the COVID-19 pandemic bring their mortgage current and remain in their homes. 

The new FHA COVID-19 Recovery waterfall streamlines and revises FHA’s previous options for struggling homeowners, reduces required documentation, and allows mortgage servicers to provide greater payment reduction for eligible homeowners with FHA-insured Single Family Title II forward mortgages.

On September 29, 2021, the VA administration announced that the loan deferment option will be available in the COVID-19 "waterfall" until Oct. 1, 2023. As a reminder, a loan deferment allows to temporarily halt making payments on the principal and interest, if your loan is subsidized.

According to the VA’s circular, servicers may continue offering loan deferment until July 1, 2023, pushing the deadline for almost two additional years. The original expiration of this option was supposed to occur on Oct. 1, 2021.Under this option, the servicer defers repayment of the arrearages (principal, interest, taxes, and insurance) to the loan maturity date or until the borrower refinances the loan, transfers the property, or pays off the loan, the VA said.

The circular noted that if the borrower opts for loan deferral, no added costs, fees, or interest will be tagged onto the borrower. Additionally, there will be no penalty for early payment of the deferred amount, the VA said. In general, loan deferment is not an option offered by the VA as it goes against the department’s regulation 38 C.F.R. § 36.4310(a), which states that “the final installment on any loan shall not be in excess of two times the average of the preceding installments.” However, the department is waving this requirement due to the COVID-19 pandemic.

The VA stressed in their announcement that the temporary waiver applies “only in the case of a servicer that is assisting a borrower under VA’s COVID-19 Home Retention Waterfall” and that the servicer must ensure that the deferment will not have a negative impact on the government’s interests in the VA-guaranteed loan.

Moreover, the circular said that any deferment that fails to comply with servicing laws, such as the Real Estate Settlement Procedures Act (RESPA) and the Truth in Lending Act (TILA), would negatively impact the government’s interest and thus would not be covered by this temporary suspension.

IV/ The California Mortgage Relief Grant Program 

On December 20th, 2021
Governor Gavin Newsom’s $1 billion California Mortgage Relief Grant Program was federally approved.

The aim of the California Mortgage Relief Grant Program is to cover overdue mortgage payments for California homeowners who faced pandemic-related financial hardship after Jan. 21 2020, and could not pay their mortgages.

Those eligible for assistance include California residents at or below 100 percent of their county’s area median income, who own a single-family residence, condominium or permanently affixed manufactured home and meet one of the following criteria: : are receiving public assistance; are severely housing burdened; or have no alternative mortgage workout options through their mortgage servicer.

The program will fully cover up to $80,000 per household for those approved. Applications will be accepted via an online portal through the CalHFA Homeowner Relief Corporation. 

This program should help an estimated 20,000 to 40,000 California homeowners included those who have had their mortgage payments paused during the pandemic and are now facing the end of their forbearance periods.

V/Others Related Legislations For Owners of Investment Properties Occupied by  Tenants

On June 28, 2021, Gov. Gavin Newsom signed AB 832 into law which, among other things, allocates additional federal rent relief dollars to the state rental assistance program for housing providers with qualified tenants.

Unlike the previous law, which caps recoupment by housing providers to 80% of back rent owed by qualified tenants, AB 832 ensures housing providers receive 100% of that back rent. Those housing providers who have already received 80% of back rent will receive the remaining 20% automatically.

AB 832 also extends the state’s COVID-19 eviction moratorium through September 30, 2021, while prohibiting cities and counties from adopting stricter eviction moratoria through March 31, 2022.

As a result, under this legislation, landlords will be unable to evict tenants over non-payment of rent through Sep. 30. To file an eviction lawsuit after that, the landlord must provide evidence to the court they applied for rental assistance. Landlords would also be able to apply for 100% of back and forward rent.

On June 28, 2021, the Consumer Financial Protection Bureau (Bureau) issued a final rule AKA 2021 Mortgage Servicing COVID-19 Rule or 2021 Rule, amending certain provisions in Regulation X regarding additional assistance for borrowers experiencing a COVID-19-related hardship. The 2021 Mortgage Servicing COVID-19 Rule is effective August 31, 2021.On August 3rd 2021, the CDC issued new limits on evictions for non-payment of rent or mortgage through October 3, 2021. The new eviction moratorium from the CDC will be more limited in scope and will apply only to counties with with substantial or high levels of COVID-19 transmission .This comes just days after the CDC’s initial ban on evictions lapsed, and follows a Supreme Court ruling in June which cast doubt on whether the CDC had the authority to ban evictions at all without Congressional authorization.

The purpose of the 2021 Mortgage Servicing COVID-19 Rule is to prevent “unwelcome surprises” for borrowers exiting forbearance. Click here to learn more about this new rule.

On August 3rd 2021, the CDC issued new limits on evictions for non-payment of rent or mortgage through October 3, 2021. The new eviction moratorium from the CDC will be more limited in scope and will apply only to counties with “heightened levels of community transmission” of COVID-19.This comes just days after the CDC’s initial ban on evictions lapsed, and follows a Supreme Court ruling in June which cast doubt on whether the CDC had the authority to ban evictions at all without Congressional authorization.

To date, the level of community transmission in Santa Clara County, California is classified as substantial not high. To learn more click here.

On August 26, 2021, the U.S. Supreme Court ruled that the CDC does not have the power to ban evictions at the federal level, at least without Congressional Action.  It did, however, state that the landlord-tenant relationship is “the particular domain of state laws”.  This ruling does not strike down those state and local ordinances relating to evictions.

Therefore, landlords in California must still comply with existing eviction ordinances at the state and local level until and unless a court specifically strikes them down.  Unlike the CDC ban, California state law allows landlords to evict tenants for certain “no-fault” reasons, such as a landlord  in contract to sell their single family home to a buyer who will occupy the property.    However, local eviction laws may be more restrictive.  The U.S. Supreme Court, while ultimately the legal authority, has not ruled on the state and local ordinances.

The statewide eviction moratorium under the COVID-19 Tenant Relief Act (CTRA) is due to end on September 30, 2021. However, the law will not simply return to its pre-pandemic form. Instead, a new law, the COVID-19 Rental Housing Recovery Act, will take its place. Here are the key differences in practices and procedures.
1). Exemptions for single family properties and new construction to the just cause eviction rules return. Beginning October 1, the standard exemptions to the just cause eviction rules return, the most significant ones being for single family properties and new construction properties built within the last 15 years. 

2). For rent due prior to October 1, 2021, the 15-day notice is still required (but not for rent due prior to March of 2020). To avoid confusion after October 1, if a tenant owed COVID rent from before October 1, 2021, it is highly recommended to use the appropriate forms to demand the rent now. 

3). Special 3-day notice beginning October 1, 2021, through March 31, 2022, and the requirement of applying for Emergency Rental Assistance. Beginning October 1, a landlord may demand the full amount of rent using a special 3-day notice to pay rent or quit for rent that became due on or after October 1. However, the new notice requires the landlord to apply for emergency rental assistance. This special 3-day notice will be required for all rent due until March 31, 2022. On March 29, 2022, AB 2179, among other things, extends the statewide preemption period through June 30, 2022.Prior to AB 2179, the Rental Housing Recovery Act (AB 832) appeared to require the landlord obtain a denial of emergency rental assistance before proceeding with an eviction lawsuit. But where a tenant refused to cooperate in the rental assistance process, it was unclear whether obtaining a formal denial was still required. AB 2179 clarifies this issue. It allows that a judgment for unlawful detainer may be granted when there is a denial or when the application is incomplete because the tenant has failed to complete their portion and the landlord completed theirs. This will apply to unlawful detainer actions filed between April 1, 2022, and June 30, 2022, when demanding recovery period (or COVID period) rental debt.

4). Tenancies commencing October 1, 2021, are not subject to the special 3-day notice. If the tenancy has commenced on or after October 1, 2021, then neither the special 3-day notice nor the requirement to apply for emergency rental assistance is required. Instead, on that date landlords can return to using the traditional 3-day notice to pay rent or quit.

5). On November 1, 2021, the landlord may collect unpaid COVID rent due from March 2020 through September 2021. Beginning November 1, 2021, the landlord may initiate a legal action to recover the unpaid COVID rent. This includes going to small claims court to recover any amount of COVID rental debt even if it is otherwise over the small claims court limits. 

On September 24, 2021 the FHFA has extended until needed the forbearance options for multifamily mortgages backed by the Government-sponsored enterprises (GSEs) which were set to expire on Sept. 30. As a result Fannie Mae and Freddie Mac will continue offering COVID-19 forbearance to qualified multifamily owners, unless otherwise instructed by FHFA. But landlords must:

1). Inform tenants in writing about tenant protections available during the property owner’s forbearance and repayment periods; and

2). Agree not to evict tenants solely for the nonpayment of rent while the property is in forbearance.

Eligible landlords must also:

1). Allow the tenant flexibility to repay back rent over time and not in a lump sum;

2). Not charge the tenant late fees or penalties for non-payment of rent; and

3). Give the tenant at least a 30-day notice to vacate.


The above explanations are a simplified version of very complicated procedures. Therefore, all persons are strongly urged to work with their own landlord/tenant attorney specialist before providing these notices.

VI/ More Details About COVID Related Forbearance

What is Forbearance?

Forbearance is when your mortgage servicer or lender allows you to pause (suspend) or reduce your mortgage payments for a limited period of time while you regain your financial footing.

Forbearance doesn’t mean your payments are forgiven or erased. You are still required to repay any missed or reduced payments in the future, which in most cases may be repaid over time. At the end of the forbearance, your servicer will contact you about how the missed payments will be repaid.

When you apply for forbearance, make sure you understand how the forbearance will be repaid. In other words, pay close attention to how your servicer expects you to pay back any missed or reduced mortgage payments.

If your income is restored before the end of your forbearance, reach out to your servicer and resume making payments as soon as you can so your future obligation is limited.

Forbearance and Forbearance Extensions are Not Automatic

Homeowners must request a forbearance or a forbearance extension from their mortgage servicer. Therefore, if you are facing financial hardships, you should ask for forbearance immediately, so you don’t lose that right.

Likewise, if you do not contact your mortgage servicer to request an extension or make a plan to resume payments, you are at risk of becoming delinquent again and losing your home to foreclosure, once the federal foreclosure moratoriums expire. For more information on how to request a forbearance extension, please refer to the Guide for consumers on extending or exiting forbearance.

How to Request a Forbearance?

Call your servicer and let them know your situation immediately. Ask them what “forbearance” or “hardship” options may be available. Some servicers will require that you request forbearance or other assistance within a certain amount of time after a disaster or other qualifying event.
Bear in mind, that forbearance isn’t a “one size fits all” because the options depend on many factors. Such as but not limited to: The type of loan, the owner or investor requirements in your mortgage loan and your servicer policy.

Forbearance Options for Mortgage Covered by the CARES Act:

Please note that homeowners who receive forbearance under the CARES Act are not required to repay their skipped payments in a lump sum once the forbearance period ends.

There are several options for you to repay the money you owe, based on what's best for you. These include:

  • Full repayment, known as reinstatement, where you pay back the missed payments;

  • Repayment plans, allowing you to catch up gradually while you are paying your regular monthly payment;

  • Resuming normal payment, when you can't afford an additional amount but can resume making your normal monthly payment, it is also possible for you to leverage alternative ways for you to pay back the suspended payments in a manner that is affordable;

  • Modification of the loan, when you have a sustained reduction in income resulting from the COVID crisis, you might want to consider a loan modification (changes to the terms of your loan) that might suit your new circumstances.

    Forbearance Options for Mortgage Not Covered by the CARES Act:

    For mortgages not covered by the Cares act, the most common forbearance options are as follows:
  • Payments Option-Paid During Existing Mortgage: Your servicer allows you to stop making payments for a pre-determine period of time, but you must pay everything back at once when your payments are due again.

  • Mortgage Payment Reduction Option: Your servicer allows you to reduce your monthly mortgage payment for a pre-determine period of time. When the time has come you have X months to pay back the amount of that reduction.

  • Payment Option-Paid back at End of Mortgage: Your servicer allows you to pause payments for one year, and that amount is repaid by either adding it to the end of your mortgage loan or by you taking out a separate loan. 

    Can you still Refinance your Loan or Get a Loan to Buy Another House After Entering a Forbearance Program?

    The answer is yes, but there are rules and restrictions which depend on the type of new loan you are getting, not your current loan. If you want to use an FHA, Fannie Mae or Freddie Mac backed you can refinance your loan or buy another home right away if you continued to make your payments.

    What happens if you missed a payment?

    The wait times if you missed a payment will vary based on what kind of loan you are getting. For a cash-out refinance, for example, you have to exit forbearance and make at least 12 consecutive monthly payments. Other types of FHA loans have a shorter wait time.

    For Fannie Mae or Freddie Mac-backed loans, often referred to as “conforming” loans, if you missed payments but upon exiting forbearance paid everything back in a lump sum, then you don’t have to wait to refinance or purchase a new home. However, if you didn’t pay everything back upon exiting, you will need to make three consecutive payments under your repayment plan, payment deferral option or loan modification.

    For FHA loans, there is a wait period if you’ve missed any payment in forbearance, even if you paid everything back in a lump sum.


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    Sophia Delacotte Realtor in San Jose CA

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    What my clients are saying  

    Sophia is THE expert in our Real Estate market. We could not have completed our sale as easily or as successfully without her expertise. Sophia is knowledgeable, professional, available, knows our market inside and out, is a great communicator, well organized, stays on schedule, answers all questions, shares great resources, is a decision-maker, and provides guidance. Sophia gave 100%.


    ~ Donna J.- Trustee Sale

    I first met Sophia a few years back at a financial gathering that my wife and I were invited to. She sat at our table and was smart, energetic, and engaging. So when my brother passed away and his duplex went into probate, our family lawyer suggested her and I immediately decided to go with her experience. That was a decision that made life much easier for me and my family. She led every step of the process with integrity, energy and know-how. We didn't want to put money into the duplex so she helped get it ready to sell and she coordinated the resources that made it look so much better. She took me through all the paperwork with ease, constantly updated me on the process, and gave me a lot of confidence that everything was being done professionally. The place sold way over what I thought it would with multiple offers. If I need a realtor again, I would not hesitate to work with her, and I would recommend her to others.


    ~ Jake. V - Seller Probate

    Sophia Delacotte staged, listed, and sold my condo. An incredible experience. Sophia was thorough timely efficient and knowledgeable. I highly recommend her.


    ~ Mimi H. - Seller

    Sophia is an expert in her field and a gem to work with! She is highly detail-oriented, proactive, efficient, and comes to the table prepared, and with solutions that reflect her years of experience and resources. Her background in law was especially useful for our situation. We enjoyed her direct approach and the way that she gains trust through follow-through and action that reflects her extensive knowledge and stature in the industry. We would recommend Sophia and use her again if given the opportunity! Thank you, Sophia, for making the sale of our home as smooth and painless as possible!


    ~ Noelle &Chris B. - Sellers

    Sophia is an outstanding real estate professional! She is thorough, diligent, incredibly knowledgeable, and represents her customers with integrity. I reached out to Sophia because she had amazing reviews and she impressed me from our initial meeting all the way through to closing. She was able to sell my home for the price I wanted, and I don’t think it would have been possible without her help. She drove the entire process but was always available if I had questions or wanted to discuss anything associated with the sale of my home. Sophia turned a potentially stressful high-dollar real estate transaction into an enjoyable experience and I would definitely recommend Sophia and I would hire her again for my real estate needs.


    ~ Fardin Y. - Home Seller

    Sophia was extremely helpful in the process of purchasing a condo. We did a lot of the search long-distance and she was excellent at picking places that prioritized the needs I had expressed over our phone calls. She was also extremely helpful in coordinating with the title company and the loan officer in order to ensure a smooth buying process. I really appreciate her hard work and diligence throughout the process.


    ~ Morgan M. - First Time Home Buyer

    Buying a property is very exciting but also stressful and Sophia was the perfect partner who lead us to great success. Having a competent and trustworthy agent by your side like Sophia is THE key to success. She would know where to look for potential red flags when touring houses or checking disclosures. She helped us prioritize the important features we wanted in a house. She would finalize the whole offer within a day or two, highlighting the key aspects with their implications, and take the time to explain her recommendations to us. She would double/triple-check to make sure everything looks good. She stood by us at every single step of the process until we officially became homeowners! Her work ethic, amazing negotiation skills, dedication to customers, combined with her background in law, made us confident that we could not have found anybody better. And did I mention that her blog is an incredibly useful resource for first-time buyers?


    ~ Damien K- First Time Home Buyer

    My wife and I have sold two homes with Sophia. She raises the bar so high, that I can't imagine calling anyone else. At the same time, she takes the time to explain everything. She works out a strategy for each property and explains her thinking for every aspect. She knows the ins and outs of real estate -- what is and isn't worth time, effort, and money. At the end of every deal, I've always been glad she's on our side. Especially after seeing the closing price. My last sale was a property that was part of a trust, and she helped make sure I had everything needed to make that sale go as smoothly as possible. Bottom line: I simply cannot recommend Sophia highly enough. She is a true partner for her clients, taking on much of the stress around a sale, and working tirelessly through every aspect of a real estate negotiation. Her knowledge, guidance, and tenacity are invaluable. You will be glad she's on your side.


    ~ Brent M. - Seller

    We were extremely pleased working with Sophia on a sale of our Willow Glen home. She made a sound market analysis, developed a sale strategy, made recommendations on what upgrades were worth making and what not, provided excellent help with a staging, guided us on all stages of the process, and negotiated a sale bringing us $180k over the asking price and free one month rent back. We can highly recommend Sophia for anyone's real estate needs. She is highly professional, and her vast knowledge of the field, including legal aspects, unique negotiating skills, work ethics, experience and complete dedication make her a top notch realtor, head and shoulder above your average Silicon Valley real estate agent. She can be trusted to match and exceed your goals.


    ~ Alex & Rachel S. - Homeowners

    We felt very fortunate to have Sophia on our side during a recent "long-distance" real estate purchase. I see other reviewers using terms like "relentless," "devoted," and "detail-oriented" which are also true but don't fully describe her. This is closer: Sophia is like having another you, except she knows what she's doing, she is everywhere at the same time, and she seems to be able to devote all of her enormous energy to tracking the complex pieces of the deal and getting your problem solved. Sophia may have been more invested in our transaction than I was! Whenever some issue presented itself my wife would ask "what are we going to do about that?" I'd say "I told Sophia." Done. In short, you can fumble through a huge transaction and hope that you are doing everything properly and aren't getting cheated or missing something or making or a huge mistake, or you can hire Sophia.


    ~ Tim F. - Buyer Investment Property

    Everyone who works with Sophia says to you that she is relentless, detail-oriented, and not shy to put on pressure so that things get done. Sophia worked with us on finding a home back in June 2020 and by November we've moved into a place we're really happy about. She was understanding about our preferences, patient about the search, and prepared to spend months with us until the right house showed up that checked all the boxes. She also let us explore midsummer when we started wondering about other neighborhoods or living situations. Where Sophia really distinguished herself was once we put an offer on a place that we were really serious about. She was available all night and day (she even stayed up with us calling the mortgage broker and the selling agent at 10:30 at night until we had confirmation). Sophia, we couldn't have done it without you. Thank you so much for your kindness and your persistence.


    ~ Christian B. - First Time Home Buyer

    We can't say anything but the best about our buying experience with Sophia as our agent. We had come across some new developments in Hayward and fell in love with the plans and finishes at Sohay and it happens that a friend of ours lived there. Long story short, he connected us with Sophia and the process was smoother than butter. Sophia was all over the developer with moving things along, even during shelter-in-place and provided us with timely responses. She also didn't balk when we had stupid first homebuyer questions. From what I hear, since we bought "new" the process may be a bit easier. None-the-less, it was complicated to us but Sophia made the entire contract, loan process and finally closing, palatable with her guidance. I'd recommend her as anyone's agent (buying or selling), we'll definitely be working with her in the future. Thanks so much again Sophia!


    ~ Norman D. - First Time Home Buyer

    This is our 5th transaction with Sophia and she delivers every time! Her marketing to sell our property was outstanding and she is always pro-active in making sure that all the parties involved (title company, other agents, loan officers) respected the deadlines to close on time.


    ~ Sean M. - Buyer/Seller

    Sophia was recommended by the lawyer for my dad's estate because we might encounter inchoate legal issues. Instead, we encountered a pandemic that slowed and complicated every aspect of the process, but Sophia proved adept with that too. She used the period of enforced idleness to thoroughly research the market for an old house in a unique neighborhood and zeroed in on just the right asking price to suit my needs under the difficult circumstances. When we were finally able to list the property, it sold in less than a week for more than we asked, without contingencies, to just the right people for our family home. Sophia has an excellent team (inspectors, cleaners, repair people, photographers, office staff) that whipped things into shape efficiently, and her good reputation with other realtors and title companies led to a smooth operation without delays. Everyone is happy about the results, I'm relieved and grateful for Sophia's expert guidance throughout, and she made it seem so easy!


    ~ Maureen A. - Trustee Sale

    Sophia is one of a kind agent. Unlike many agents out there who only care about their commission, Sophia truly cares about her clients' interests. She is extremely knowledgeable, very responsive and detailed oriented. She guided us throughout the whole process carefully and patiently and made everything easy for us. She did not count her time to respond to all of our questions, to help us with the staging of our home (which was challenging during Covid-19 time) and to review all the documents one by one with us diligently. She is AMAZING!!! I would highly recommend Sophia to anyone who is looking for a top notch agent. She is a true professional, loyal and a genuinely nice person.


    ~ Julie A. - Relocation

    We've been extremely pleased with Sophia's help in selling our house. Her deep, data-backed expertise of the Bay Area real estate business combined with her attention and care for her clients make her the perfect real estate agent. Sophia takes pride in being fully transparent and frank with her clients, while at the same time fighting for the best possible outcome for them. We couldn't recommend her more highly to people wanting to sell their Bay Area house


    ~ Raphael L. - Seller

    Sophia is the BEST! We recently decided to sell our home of 41 years and move to a bigger place. We were both dreading this process as we'd had only one other experience buying real estate and neither of us remembered much about it! We bought the first house new, and had no experience at all at selling. Sophia was on top of everything, at all times, and made the entire process much smoother than either my husband or I had anticipated. Her legal background and extensive knowledge of the real estate world made everything so easy for us. She took the worry out of our sale, and made buying this next house a pleasure. She really knows her stuff, and as someone else here said, she reads every word of every contract or legal document! She is good at explaining things as well. We could not have asked for a better experience, and are so glad we found Sophia. You will be very glad you chose her too!


    ~ Lois G. Purchase Contingent to Sell of Her Home

    Sophia represented me when I was selling my property. She is the consummate professional. She had a clear plan and was very good with communication and follow-up. She produces results and I was very satisfied with the sales price. Highly recommended.


    ~ Cara A. - Investment Property

    Sophia is an excellent Realtor. We found her by referral made by our family Lawyer. She took the stress out of old memories and made the sale of my Fiancé's family home fun. Excellent suggestions on the home remodeling being sold led to the highest sale in the neighborhood at the time. It also led to my condo sale 2 years later that just closed today. We used her again with the same results as in the past. My brother is now utilizing her skills to sale his home of 40 years and purchase a new country home. She became like part of our little family of 3 and we enjoyed her visits.


    ~ Stefen G. - Seller

    Buying a home is stressful, meeting Sophia was a blessing. With our busy schedules she kept us focused and worked too many late nights with us "sorry Sophia" with us on offers. She was the calming factor for us during inspections and negotiations. When we did find the right house, we had a great team, but if it wasn't for Sophia overseeing everything and keeping everyone in the loop, I know we would have had undue stress that we didn't need. Sophia truly goes above an beyond. We owe her a lot


    ~ Lisa B. - Foreclosure Purchase

    I live in New Hampshire and became the trustee of my aunt's estate in California. I was out in CA for a week to find the best real estate agent to sell her place which involved working with a trust and a long distance seller. Sophia won the listing. She was nothing short of amazing. She had the place listed within a week and offers within the month. She took care of everything. I am so grateful to her for making this process as simple as it could be. I highly recommend her.


    ~ Lynn W. - Trustee Sale in Senior Community

    Sophia is foremost a professional who is skilled at negotiating for the benefit of her clients. We were truly and pleasantly surprised by the conditions she was able to negotiate for us on top of selling the property under an accelerated timeline. Her professionalism is complemented by her thoroughness and work ethic. Sophia is also kind and goes beyond and then some to help her clients. Despite having closed over a month ago, Sophia is still helping us through challenges with the Property Management company!


    ~ Harry H. - 1031 Exchange Tenants Occupied

    As a Santa Clara County attorney, I have sought Sophia Delacotte's advice on real estate transactions. Sophia has consistently given me the best advice. I highly recommend Sophia for her outstanding negotiation skills, superior knowledge of the real estate market, devotion to her clients' best interests, superior results”.


    ~ Michel R. - Lawyer

    Sophia is dedicated to each of her clients, helping us to understand the process and setting up the schedule for all elements of preparing the house, publicity preparation and marketing, staging, photography, and open houses. She made recommendations regarding what upgrades to the property would be beneficial and which would not. She scheduled meetings with us and with the inspectors and followed up on each item. I have just noted the 102 emails we exchanged through this process. Even while on a short vacation out of the country, Sophia made time to coordinate the things that needed to be done to review and accept an offer. I would definitely recommend Sophia Delacotte to friends.


    ~ Phil C. - Trustee Sale

    My dear friends needed my help to sell their investment property in San Jose and I'm a realtor in San Diego. I reached out to Sophia and she was very responsive and promptly reached out to my friends and helped them navigate through the sale of their investment property. Sophia is very professional, knowledgeable and hardworking! Sophia is simply the best when it comes to communications with all parties from beginning all the way to closing. Will absolutely refer all my Bay Area friends and family to Sophia for their Real Estate needs.


    ~ Jennifer W. - 1031 Exchange

    Sophia is simply the best from the beginning all the way to closing. Very professional, knowledgeable and hard working! Enjoyed selling our house with Sophia!


    ~ Mo Y. - Seller

    I honestly don’t know what I would have done without Sophia’s help. The property – a condo in downtown San Jose – needed to be sold quickly. Despite HOA litigation and adversarial market conditions, Sophia quickly and professionally arranged for the condo to be cleaned, staged and shown. Sophia also made sure the condo took center stage on Redfin and Zillow. Within just a few days, the condo had garnered thousands of views on various real estate sites. In no time at all we had a number of interested buyers and investors making inquiries. In record time, Sophia negotiated a great price and skillfully closed the deal. I would highly recommend Sophia for any real estate transaction in the Bay Area.


    ~ Andrew E. - Sale In Connection With a Divorce

    Sophia is an amazing realtor. Because of her years of experience, her knowledge of the laws and her high work ethics, she simplified our part in selling our property in a very short amount of time. She is totally engaged in her clients welfare and takes on the majority of the work. She is a delightful, caring person and an absolute jewel to work with. She made this selling process so easy for us. Sophia is exceptional in her field. We are so grateful to have had her as our agent.


    ~ Diana S. - Trustee Sale

    Sophia was amazing to work with. Because of her years of experience in Real Estate and Law, she made the sale of our property so easy. She provided us with needed resources and guided us through all the necessary steps. Sophia is totally committed to us with daily update communication. She is very organized, driven and a true professional. She has a charming personality and made us feel secure in all our decisions. We are very grateful that we found her thru Yelp when we needed to sell our property fast.


    ~ Am N. - Trustee Sale

    I have known and worked with Sophia for several years. She is hard working, smart, and knows exactly what needs to get done. You and your family would be fortunate to have her on your side.


    ~ Steve M. - Sale Tenants Occupied Property

    We were very pleased with our relationship with Sophia and the overall outcome. When we found out we had to sell our house quickly we began to search for who we connected with but also who was best qualified. We connected with Sophia due to her no nonsense approach, attention to detail, availability and her great understanding of the legals that surround the sale of a home. While doing all that she was very pleasant and personable. I would use Sophia again and recommend her to anyone looking to buy or sell. Thank you Sophia!


    ~ Ben C. - Relocation

    An excellent person for your real estate needs. Sophia felt like family and had very positive ideas during the remodeling stages that we incorporated into the final sale. She is a hard working agent and replied almost immediately to our inquiries. We had no problems and the final sale was in a matter of a few weeks once listed. We highly recommend her for your property.


    ~ Stephen G. - Sale Investment Property

    Smart, efficient, capable, honest, hardworking are just a few of the descriptions that come to mind to describe the amazing service provided by Sophia. She goes above and beyond expectations to be of assistance to her clients.


    ~ Linda S. - Probate Sale

    Sophia is wonderful! She helped us find the perfect buyer for our bizarrely beautiful house. She made the whole process such an easy affair and made sure all the I’s were dotted and T’s were crossed so that the sale went more smoothly than I ever imagined would be possible.


    ~ Darrel B. - Relocation

    Sophia is The Best. Professional, Ethics and Result oriented, Look nowhere else and get in touch with Sophia. My family is very proud to have worked with her and she delivered more than expected. We learnt so much and are thankful to her. We Wish Sophia the Best.


    ~ O. V. - Investor

    Sophia helped my mother sell her house , while also helping her with overwhelming circumstances. Her sales strategy was impressive, and got my mother way more than she ever thought. She then helped her find a new house , perfect for her. All the while personally helping her with trying circumstances. This woman has the patience of a saint ! Her skills , integrity, knowledge, sincerity, and incredibly endearing personality would serve anyone looking to buy or sell ,or honorary member of the family for that matter. She's that good. Would not only recommend her, but go out of my way to steer someone her way. You simply cannot go wrong with Sophia.


    ~ Wally P. - Trustee Sale

    Sophia is the most amazing Real Estate professional I have ever seen in action. She puts her client's interests first and goes to incredible lengths - above and beyond what one would expect. I am an attorney and have been practicing for over 25 years and have worked with and observed many Realtors over the years. Sophia is head and shoulders above the rest. Her care, attention to detail, and whole person approach are outstanding. She is the best that I have ever seen.


    ~ David B. - Trustee Sale

    Sophia has been my agent twice, one time to sell and the other to buy. Thanks to her skills and experience, she was able to help us through each step of the process and get us great deals. I particularly appreciated her proactive attitude to get things done, and her amazing attention to details to make sure nothing slipped through the cracks. Each time we also got praise from the other parties about her professionalism.


    ~ Julien R. - Sale Investment Property

    Sophia has gone above and beyond in regards to helping my wife and I find a new home for our expanding family. She is very informative in all aspects of buying a home! I highly recommend her!


    ~ Josh M. - Investor

    Working with Sophia was a great experience. She is not only a trustworthy person, but she also always had my best interest in mind. She showed me various condos and explained the pros and cons of all properties which made my decision to choose the right condo easier. She constantly followed up with all the parties involved to make sure the home buying process went smoothly. This is evidenced by the fact that we closed right on time! She even made sure all the repairs were completed to my condo before I moved in. I would recommend Sophia to anyone who wants a realtor that will fight for them every step of the way.


    ~ Sean M. - First Time Home Buyer

    I worked with Sophia Delacotte several times of the last 18 months. She sold my home with suave and suggested some another great agents remotely for my relocation. There was: honest and frequent communication; clear expectations; and fairer than average rates from the start; no sandbagging; a watchful eye and excellent management of all aspects of the process and contracts. Other realtors in the last decade had really left me with a negative opinion of agents, but Sophia made a name for herself and removed my bias. I'm also glad for Sophia's eagle-eye for legal trouble, so when it came to here recommendations for covering ourselves, I followed them without hesitation. Suggestions on what needed fixed, and encouragement for transparent disclosures is important in California. Buying and/or selling a home can stressful, but it was fun with Sophia for myself and my family


    ~ Kyle B. - Relocation

    Sophia Delacotte is thorough, knowledgeable, and helpful. She assisted me with the sale of my townhouse in San Jose. It sold after one open house, and I received multiple offers. Sophia screened all of the offers and recommended the offers which would close with the least amount of hassles or surprises. She is extremely knowledgeable about the real estate market. With her legal background, she is a strong and effective advocate for your side of the transaction. Sophia always kept me in the loop, was clear with what she needed, and the timing of the response to what she needed. She is a pleasure to work with, responsive, and committed to making the entire process go as smoothly as possible. I highly recommend Sophia and would definitely work with her again in the future.


    ~ Bonnie B. - Relocation

    Sophia has been very professional throughout the process of my house purchase. She was very patient as I was quite particular about what I want with the budget I have. Sophia was also very helpful and very knowledgeable. She is a very good realtor.


    ~ Jackson T. - Investor

    When we met Sophia for the first time, on a Sunday afternoon, we were immediately struck by her professionalism and competence. With skill and patience, she navigated us through the complex and confusing steps of getting pre-approved for a loan, viewing the house, putting down an offer, and learning when to walk away. As first-time home owners, we were nervous and uncertain. Sophia gave us invaluable advice and encouragement during the ups and downs, and her knowledge of the real estate business and housing market always led us in the right direction. One of our favorite things about having her as our agent was that she made herself constantly available. She met with us every weekend for three months to check out houses we liked, and she was always savvy about the state of the house and what might appear on the disclosures. She struck the perfect balance between giving advice and allowing us to form an opinion ourselves.


    ~ Maria J. - First Time Home Buyer

    Sophia was a dream to work with. She handled a very difficult short sale for my wife and I. Without her help we would have been lost. She was a great negotiator and partnered with us to help explain every piece of paper that we had to sign as well as assisting us gather proper documents an information all the parties needed. I can't recommend her more highly.


    ~ Nate M. - Short Sale

    Sophia helped my wife and I during our house search this summer. She was incredibly diligent, honest and forthright. Unlike a typical agent she actually advised us against couple of houses due to issues she discovered in the disclosures (she reads every word). As first time buyers we were easily seduced by appearances but Sophia kept us grounded! Definitely look forward to working with her again and would definitely recommend her services to friends.


    ~ Sarang R. - First Time Home Buyer

    Sophia has a sign in her office which reads "tenacity" which describes her commitment to her clients and her ability to follow through on a transaction. She's a great (full time!) agent to work with, and as a first time home buyer. I can't express how important it was to have her by our side to help us every step of the way. She's straight-forward (former lawyer), and french (former Parisian city girl), which only adds to her charm. Beyond her great work ethic, she conducts herself by the book with an uncommonly high degree of professionalism. Sophia will look out for your interests, and protect your privacy. While I'm happy to have a home (thanks Sophia!), my wife and I will miss having her as our agent.


    ~ Stephen R. - First Time Home Buyer

    I am so thrilled that I chose Sophia Delacotte to handle the sale of my condo. Having had my first sale fall through two years ago at the fault of my realtor and title company, I was very nervous about going through the process again.Sophia’s confidence and ability was unwavering. She is very thorough and detailed, and her great follow-through skills assured me that nothing would slip by unnoticed.Everything went smoothly with the sale, even with my many unconventional secondary loans. Escrow closed on time, and I received my funds quickly. I would recommend Sophia to anyone buying or selling a home.


    ~ Radel S. - Seller

    I was a first time home buyer in the US market, and Sophia has been fantastic helping me understand the whole process. I am so glad I hired her as my agent. She made every step go really smoothly and I have now found my dream house in the Bay area! She has been very responsive and quick to react when I needed offers to be put together. I strongly recommend Sophia for a Bay area acquisition, especially for non US citizens who are not familiar with local practices.


    ~ Sylvie B. - First Time Home Buyer

    Sophia Delacotte is thorough, knowledgeable, and helpful. She assisted me with the sale of my condo. The condo sold after one open house, and I received multiple offers. Sophia screened all of the offers and recommended the offers which would close with the least amount of hassles or surprises. She is extremely knowledgeable about the real estate market. With her legal background, she is a strong and effective advocate for your side of the transaction. Sophia always kept me in the loop, was clear with what she needed, and the timing of the response to what she needed. She is a pleasure to work with, responsive, and committed to making the entire process go as smoothly as possible. I highly recommend Sophia and would definitely work with her again in the future.


    ~ Laurie O. - Seller

    I had to sell my house fairly quickly because of a move and imminent wedding. Sophia proved to be the best choice I could have made. She was extremely resourceful and guided me expertly through paperwork and expectations. The house sold after only two open houses, and we received multiple offers. I was also very satisfied with the price obtained. In addition, she made the whole process as painless as can be. Sophia provided very solid support, and her legal background was very helpful to navigate the documents required. I was glad she was on my side! I highly recommend Sophia Delacotte as your real estate agent.


    ~ Yves E. - Relocation

    It was wonderful having Sophia help my mother sell her house. She went above and beyond our expectations, and was very patient when addressing my mother’s concerns, making the process as smooth as possible. The house sold on the first open house, and we received multiple offers. Sophia screened all offers to make sure the one we chose would close without any surprises. I highly recommend Sophia to anyone needing a great realtor.


    ~ Phil R. - Relocation

    We used Sophia again this Spring as we had to move to reduce my commute. Sophia not only helped us to sell our house in record time but also was very diligent in managing the multiple offers market - she carefully analyzed all the options and helped us dot the i's and cross the t's with choosing the right offer and family. When it came to finding our new home Sophia pulled out all the stops to ensure we got the home we wanted. Sophia built a strong relationship with the selling agent and ensured that our interests were protected. Staying up late into the night negotiating she secured the home we were looking for. Sophia also advised us throughout the process and made sure we did not just settle on any home - someone we can rely on with strong values a great work ethic and her customers interests being number 1.


    ~ Amin D. - Buyer

    We have Sophia as our realtor for close to 3 years and think she is really awesome. She makes it a point to understand our needs and gives us good advice on the market swings and how to offer on the properties that we were interested in. She doesn't push us and respect our thoughts and looks out for us. She always makes time to see us even if it is at the very last minute and helps us through the whole process from inspecting the house and seeing if it fits our needs and personality, to thoroughly asking the buyer's realtor and being absolutely professional in giving a good image to the seller and his/her agent. We bought our new home in 2014. Sophia stayed with us throughout the whole process till escrow was completed and was always still available to help us after.She is well connected and referred us to a great loan agent who gave us the best interest rate and helped us close in 14 days. We will definitely ask her to assist us again if we are going to buy or sell in the future.


    ~ Stan A. - Buyer

    Sophia is the kind of person who makes your house dream come true. That was our case. Sophia listens to you and suggests places that work for you. She tailors time and resources for your special needs. Since we met her the house hunting was accurate and in a few weeks we were able to bid and get our dream house. After many years of house ownership, my wife and I feel very lucky we met her.


    ~ Angelo M. - First Time Home Buyer

    It's really hard to find an agent who is looking out for you and your needs. Sophia cares for her clients deeply and understands what we want. She will go above and beyond to assist us in meeting the deadlines and helps us with understanding the intricacies of offering and the market trends.


    ~ Surt A. - Buyer

    Sophia Delacotte was the selling agent for our home in San Jose, California in September 2013. We were in contract for the sale in about three weeks. Sophia was a consummate professional from our first meeting, to our open house and through to our move out of state. She is extremely knowledgeable about the real estate market and, with her legal background, a strong and effective advocate for your side of the transaction. She is also a pleasure to work with, very responsive and is committed to making the entire process as stress free as possible. I highly recommend Sophia as an agent who is head and shoulders above most others in the profession. I feel we were fortunate indeed to have had her as our agent.


    ~ Kathy D. - Relocation

    Because of Sophia's clever strategy we made our offer sight unseen. We are now the proud owners of a Condominium. Because of her tireless efforts she made the whole process seamless. Thank you Sophia for all your hard work!!


    ~ Margie A - Investor

    Sophia made my short sale purchase as easy as it could be. Honest, tough, does what you ask. I was very pleased. She Made sure I had all the right inspections to protect myself.


    ~ Paul B. - Foreclosure Purchase

    As a mortgage originator for over 15 years, I have worked with hundreds of real estate professionals. Sophia is actively involved with the purchase from the time of pre-approval to closing. However, it does not end there. She maintains a business relationship with her clients and is there to assist with any needs from service providers to home information. Her clients are her priority and they are fortunate to have such a fine professional representing them.


    ~ Camille D. - Buyer Loan Officer

    Great advice , incredibly efficient! Sophia successfully guided us to buy a house in a very competitive market, and helped manage the transaction every step of the way. You'll want her on your side!


    ~ Caroline M. - First Time Home Buyer

    I have found Sophia to be a thorough, ethical, and extremely competent real estate professional. Her knowledge of this challenging real estate market and her passion to advocate for her clients is remarkable. I have worked with many realtors and I count Sophia at the very top of her profession. I have complete confidence that if you are looking for a no-nonsense real estate professional, you will find one in Sophia Delacotte.


    ~ Marc A. - Relocation

    Sophia is the most honest, ethical and loyal realtor I have ever worked with. To this day, I remember her telling me that if the sale wasn't in my best interest, she wouldn't feel comfortable representing me. It was very refreshing to know that the client's best interest was her foremost concern. She stands by her clients from the beginning of the process until the ink is dry on the final document, and follows up after the sale to ensure no hidden obstacles have emerged. She is diligent in her efforts to manage the process of a home sale with all parties involved. She keeps her clients informed every step of the way and works tirelessly to forge a positive outcome. Sophia is also like a member of the family. She displays a true and genuine concern for the welfare of her clients and displays this not merely through words but through her actions. Without hesitation I would recommend her to anyone in need of a realtor that is transparent, ethical, and a true professional.


    ~ Greg Z. - Short Sale

    Sophia is very thorough, knowledgeable and helpful. The short Sale process is confusing and worrisome but Sophia was able to help me navigate the paperwork, deadlines and legal jargon. She was respectful, responsive and most importantly, she delivered results! I recommend her.


    ~ Ann A. - Short Sale

    I will relocate with my family from Europe to Silicon Valley in summer 2012. Early in my quest to find a home, I was very fortunate to identify and work with Sophia Delacotte, a Realtor with Coldwell Banker in Almaden San Jose. Her help has been invaluable every step of the way from presenting our offer to the close of escrow a few months later. She has been remarkably helpful in particular with regards to dealing with all financial complexities attached to a cross border transaction. Thanks to an amazing sense of attention to details, she masterfully coordinated the entire transaction with all stakeholders and parties involved and made us feel completely safe about buying our first home in the USA. She has clearly exceeded all my expectations and provided a level of service largely beyond the call of duty of a regular real estate agent. I highly recommend Sophia to anyone looking to make a real estate investment in the Bay Area.


    ~ Nadia K. - Relocation

    My wife and I met Sophia socially, and she offered to advise us in our search for investment property in another city. Since then, she has been incredibly generous with her time, and has given us precious recommendations on what deals to go for, or run from. We are very grateful and wish her the greatest success.


    ~ Michel B. - Investor

    Working with an agent like Sophia is like a breath of fresh air. She is diligent about providing information when requested and quick to respond to needs, or concerns. Her dedication to her transactions, from beginning to end, helps to insure quick and timely closings.


    ~ Heather C. - Investor

    Sophia helped us purchase our first home, she was patient and addressed all our concerns. She's very responsive and I couldn't have picked a better real estate agent. She is the best!!!


    ~ Sal C. - First Time Home Buyer

    Sophia is a straight shooter. I learned very quickly that it is of essence to have a Realtor who is bullish and will help you get what you need. Sophia was always keeping us in the loop, very clear with what she needed, the timing of it and the why she needed it piece. The short sale process if very confusing and frustrating for a buyer and yet she seemed to make it as seamless as possible. I would recommend her to anyone that is looking to sell!


    ~ Cindy L. - Short Sale

    We met Sophia at an Open House and immediately clicked with her. We have worked together for several months now on various property and development projects. As her clients, we find her exceedingly smart, dependable, and thorough. On our very first collaboration with Sophia, she worked long and hard, carrying us through every detail. She had our back the entire time so we had peace of mind throughout. She's a real pleasure to work with; any client would be lucky to have her in their camp


    ~ Nora N. - Investor

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