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Helpful Tips to Prevent Short Sales for Home Buyers and Sellers

How To Avoid a Short Sale
  or a Foreclosure in Silicon Valley

 Short Sales Help in Silicon Valley © totalmortgage

If you are reading this page, you are most likely struggling with your mortgage payment. You may have already received a Notice of Default (aka NOD) or you are at the stage of the foreclosure process where the
short sale of your home is inevitable.

I will get right to the point: Your situation is concerning but unlike what many Silicon Valley Realtors will tell you, there are alternatives to short sales and foreclosure as well as public and private organizations in the Bay Area and in California that can help you at no cost to you or your family.

You should also know that since 2012, lenders in Silicon Valley and in California are more inclined to avoid costs related to the foreclosure of your home. For background information about Foreclosure and Short Sales, watch the short video below on the Housing Market in Silicon Valley
(ABC News - KGO TV, May 2011).

As an experienced short sales and foreclosure specialist in Silicon Valley, I thought you might be interested in the following tips and alternatives available to prevent the short sales or the foreclosure of your home.

Tip #1: Determine Your True Financial Situation

You need to determine as accurately as possible your true financial situation. Understand that you will have to explain to your lenders and document the reason(s) why you are no longer able to pay your mortgage.

Most lenders and Realtors in Silicon Valley refer to this document as the Hardship (please refer to this blog for the most common short sales terms).

Tip #2: Apply for a Loan Modification

The request to file for a loan modification with the Making Home Affordable Program can be found here.

For the record, the Making Home Affordable Program is a refinancing program that helps home owners lower their monthly mortgage payments and obtain loan modifications.

The most notorious loan modification program is the Home Affordable Modification Program (aka HAMP), a federal program of the United States, set up to help eligible home owners with loan modifications on their home mortgage debt.

Tip #3: Understand Alternatives to Foreclosure

Ask your Silicon Valley Short Sales Agent for available alternatives to foreclosure that suit your needs.

Here are some alternatives to foreclosure listed for informative purposes only:

  • Bankruptcy, which may help distressed home owners stall the foreclosure process
  • Deed Transfer (aka Deed in Lieu de Lien) back to the lender who will repossess the property
  • Forbearance or Reinstatement of Mortgage, which will allow you to pay the missed amounts together with late and legal fees, either through a one-time payment or spread installments
  • HARP II Refinance Program if your mortgage is owned or guaranteed by Fannie Mae or Freddie Mac. The Federal Housing Finance Agency announced that it is extending HARP through Dec. 31, 2018. Useful information about this government sponsored program for distressed homeowners can be found here.
  • Short Sale of your home, with the agreement of your lender, in order to recover and pay back as much debt owed as possible. You can find here useful information about Short Sales from the California Association of Realtors.
  • Short Sale Lease Back (SSLB), a government-sponsored program (known as Home Strong USA) which allows qualified homeowners to short sell their home and remain as tenants. If your lender(s) agrees, Home Strong USA will buy your home and become your landlord. You will be allowed to stay for up to three years with an optional 2 year extension. You can find here useful information about eligibility requirements for the SSLB program.

Tip #4: Get Legal Advice

Alternatives to short sales and foreclosure have both legal and tax consequences that you should be aware of before making up your mind. For instance, the foreclosure of your home will damage your credit record for a longer period of time than the short sale of your home.

Take the advice of a lawyer as well as a CPA to understand all implications of all alternatives to foreclosure and short sales.

Tip #5: Work with a Short Sale Specialist

The key to your short sale success is to find a Silicon Valley real estate agent with outstanding negotiations skills and a perfect knowledge of the short sale and foreclosure process.

Make sure to ask your Realtor if he or she has already worked with your lenders (first and second lender if applicable) as he or she may already have the right connections which will speed up and facilitate the short sale approval if this option is ultimately retained.

Tip #6: Speak the Short Sales Language

I just wrote a blog which includes the top 10 short sales keywords used by real estate agents, lenders, CPAs and lawyers use when dealing with foreclosure and short sales candidates.

Understanding what short sales and foreclosure professionals talk about will help you better understand and assess your situation.

Tip #7: Follow Short Sales Legislation

You should be aware that new short sales guidelines have been issued by the Federal Housing Administration in 2012 and 2013, with a view to expedite processing of short sales.

Key Short Sales Legislation in 2012

Since October 2, 2012, the FHFA guidelines are mandatory. These guidelines specify that short sales, deeds-in-lieu and deeds-for-lease applications will have to be handled by the lenders and/or their servicers who will be subject to the following deadlines:

  • Review and respond to requests for short sales within 30 calendar days from receipt of a short sale offer and a complete borrower response package
  • Provide weekly status updates to the borrower if the short sale offer is still under review after 30 calendar days
  • Make and communicate final decisions to the borrower within 60 calendar days of receipt of the offer and complete borrower response package

Since November 1, 2012, the new guidelines for Fannie Mae and Freddie Mac short sales specify the following:

  • Eliminate current Fannie Mae and Freddie Mac short sale programs and creates a single standard short sale process for both entities
  • Enable servicers to swiftly and easily qualify certain borrowers who are current on their mortgages for short sales without waiting for approval from Fannie Mae or Freddie Mac
  • Offer preferred treatment for Military personnel with Permanent Change of Station (aka PCS) orders
  • Standardize and clarify foreclosure suspensions on a property with an approved short sale
  • Potentially pay borrowers up to $3,000 in relocation assistance
  • Fannie Mae and Freddie Mac will offer up to $6,000 to subordinate lien holders to expedite a short sale.

Additionally, FHFA clarified that borrower(s) who experienced a hardship will have to wait at least 2 years before becoming eligible again for a Fannie Mae or Freddie Mac backed loan.

Since November 1, 2012, Fannie Mae and Freddie Mac servicers will be allowed to approve directly short sales and deeds in lieu on behalf of the nine following mortgage insurers without a separate review: CMG Mortgage Insurance Co., Essent Guaranty Inc., Genworth Mortgage Insurance Corp., Mortgage Guaranty Insurance Corp., PMI Mortgage Insurance Co., Radian Guaranty Inc., Republic Mortgage Insurance Co., Triad Guaranty Insurance Corp., and United Guaranty Corp.

Key Short Sales Legislation in 2013

Since January 18, 2013, the following guidelines regarding relocation assistance apply all to Fannie Mae and Freddie Mac short sales.

The borrower may be entitled to an incentive payment of $3,000 (c.f. Key Short Sales Legislation in 2015 below for the updated payment amount) from Fannie Mae or Freddie Mac to assist with relocation expenses following successful completion of a short sale unless:
  • the borrower is required to contribute funds or execute a promissory note
  • when the borrower as a military personal has Permanent Change of Station (PCS) orders and receives a Dislocation Allowance (DLA) or other government relocation assistance
  • the servicer has knowledge that the borrower is receiving relocation assistance from another source other than the servicer.

If the borrower receives relocation assistance from a source other than Fannie Mae or Freddie Mac or the servicer, the difference in the relocation assistance amount up to the $3,000 incentive maximum may be provided. If the borrower will receive relocation assistance from a another source or the Servicer and the amount is equal to or greater than $3,000, no relocation incentive will be provided.

Starting March 1, 2013, Fannie Mae will apply new requirements for the Fannie Mae Mortgage Release (AKA as deed-in-lieu of foreclosure. Borrowers completing a Mortgage Release with Fannie Mae Fannie Mae will now have three exit options: immediate move, three-month transition with no rent payment required, and twelve-month lease with market rent payment.

Starting April 19, 2013, new operating standards apply for the handling and prioritization of borrower files that are subject to imminent scheduled foreclosure sales, i.e. within 60 days. You can read all about this new standard on the Federal Reserve website.

Effective May 13, 2013, servicers must evaluate any borrower who is at least 90 days delinquent but not more than 720 days delinquent and whose loan is at least one year old, for Freddie Mac's new Streamlined Modification Program.

Servicers may immediately offer eligible borrowers the new Freddie Mac Streamlined Modification. The new program will waive any document requirements for borrowers to receive the modification. The borrowers' modification becomes permanent after he or she makes three on-time payments during a three-month trial period.

This program is planned to sunset on August 1, 2015. Learn more about this program on the Freddie Mac website.

Starting May 7, 2013, a new legislation (H.R.1842) extends foreclosure protections to enlisted persons who bought homes after going on active duty,  in other words even if they purchased residences after activation. In addition, the new law freezes foreclosure actions for as long as one year for service members who are medically discharged or those placed on convalescent status.

This a provision that also applies to surviving spouses of military personnel who lose their lives in the line of duty. For more information please refer to this link.

You can always read about the latest short sales guidelines on the websites of Freddie Mac and Fannie Mae.



Key Short Sales Legislation in 2014


Effective  November 25,  2014, the Federal Housing Administration (FHFA) announced that qualified buyers would be allowed to purchase Fannie Mae and Freddie Mac REO properties at current market value.


Previously, homeowners who went through foreclosure and wanted to buy their homes back had to pay the entire amount owed on the mortgage.  The change also allows a third party to purchase the property on behalf of the previous owner. 


Key Short Sales Legislation in 2015

In March 2015, new guidelines for the Home Affordable Modification Program (aka H.A.M.P) increased the homeowners incentives with a new $5,000 principal reduction if they are current on their mortgage six years after their mortgage modification. In addition to the principal balance reduction, HAMP is also reducing interest rates for alternative HAMP modification (Tier 2) borrowers by 50 basis points after the sixth year of the modification.


In March 2015, HUD announced the Home Affordable Foreclosure Alternatives (HAFA) program will increase the amount of relocation assistance it offers under its foreclosure alternatives from $3,000 to $10,000.


Bear in mind that State Legislation (in particular the California Homeowner Bill of Rights) will always impact the foreclosure & short sale process in California. More information about the California Homeowner Bill of Rights can be found on this page.

Key Short Sales Legislation in 2016

In December, President Obama signed into law a package of "tax extenders" that included the extension of the Mortgage Forgiveness Debt Relief Act.

This means that if you meet the IRS requirements, the cancellation of debt will not be included as income to you. The Act excludes from income cancellation of mortgage debt on a principal residence of up to $2  million ($1 million for a married taxpayer filing a separate return) through 2016.

The Act also modifies the exclusion to apply to qualified principal residence indebtedness discharged in 2017 if discharge is made under a binding written agreement entered into in 2016.

On April 14, 2016, the Federal Housing Finance Agency (FHFA) announced that Fannie Mae and Freddie Mac will offer principal reduction to certain seriously delinquent, underwater borrowers to help them avoid foreclosure and stay in their homes.

The new Principal Reduction Modification program is a one-time offering for borrowers whose loans are owned or guaranteed by Fannie Mae or Freddie Mac and who meet specific eligibility criteria.  The modification will be available to owner-occupant borrowers who are 90 days or more delinquent as of March 1, 2016, whose mortgages have an outstanding unpaid principal balance of $250,000 or less, and whose mark-to-market loan-to-value (MTMLTV) ratios exceed 115 percent.  For other eligibility criteria please refer to this link.

Key Short Sales Legislation in 2017

Effective January 1, 2017, the Loans Homeowner Bill of Right extends provisions of the Homeowner’s bill of rights to a successor in interest after the borrower has died. This law is in effect only until January 1, 2020.

The new law also prohibits a mortgage servicer, upon notification that a borrower has died, from recording a notice of default until the mortgage servicer requests reasonable documentation of the death of the borrower from a claimant, among other things. A claimant is a person claiming to be a successor in interest, who is not a party to the loan or promissory note.

The law provides a reasonable period of time for the claimant to present the requested documentation. A mortgage servicer is required, within 10 days of a claimant being deemed a successor in interest, to provide the successor in interest with information about the loan and to allow a successor in interest to assume the deceased borrower’s loan or to apply for foreclosure prevention alternatives on an assumable loan. Such a successor in interest who assumes an assumable loan and wishes to apply for a foreclosure prevention alternative has the same rights and remedies as a borrower under specified provisions of the California Homeowner Bill of Rights.

Key Short Sales Legislation in 2018

For 2018, Congress and Senate have introduced a bill that amends the Internal Revenue Code to extend through the end of the year the exclusion from gross income of income attributable to the discharge of indebtedness on a principal residence.

As a local San Jose Realtor and Short Sale and Foreclosure Specialist, certified  in California as Distressed Property Expert (CDPE) and Short Sales & Foreclosure Resource (SFR) by the California and National Association of Realtors, I am available 7-days a week to help and discuss your situation and provide you with relevant and up-to-date information about short sales and foreclosure prevention strategies free of charge.

Should you wish to know more about how I can help you prevent foreclosure or assist you with the short sale of your home, do not hesitate to read my blog with up-to-date information, trends and legislation about short sales.You should not hesitate to contact me via email or telephone (408) 717-2575 for a free consultation at your convenience.

What my clients are saying  

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.

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.


~ Aharon E.

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.

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

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

Sophia Delacotte is an outstanding real estate professional. She brings great understanding of her clients' needs, diligence, and taste. I highly recommend Sophia for any endeavor within her scope of expertise.


~ Michel R.

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.

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

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.

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.

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.

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.

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.

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.

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.

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.

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

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.

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.

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.

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.

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.

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.

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.

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

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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