416 Cole Ave Darby MT

Sorry Sold!

 Take a Virtual Tour of 416 Cole Ave

Darby, a small town of 720 is twenty minutes south of Hamilton in the southwest corner of Montana. Cole Avenue is just off the main street (Highway 93 S) and is within walking distance of all of the schools, the grocery store, the park and the downtown area. Nestled in the Majesty of the Bitterroot Mountains the area is known for fishing, hiking, skiing and much more … come take a look.


Bright sunny home open floor plan, immaculate. Lovely large kitchen with unique style, pantry and lots of cupboards. Living room has area for wood or pellet stove. Master bedroom has very large closet. Master bedroom is at one end of the home and additional two bedrooms and bath at the other end. Great deck off dining room with views of the Bitterroot mountains and Trapper Peak. Quiet Cul de sac Very close to area schools, shopping and all amenities. Short drive to Hamilton for all services.

416 Cole Ave Darby MT

The Manufactured home is a 1986 Gallatin Serial C16172/DETITLED 18′ W 76′ L Foundation: Wooden or Masonry Piers/Posts. Case #311-186829 “HUD homes are Sold As Is” visit the HUD Home Store at for more information on bidding & additional addendums and disclosures. Also visit






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**************************************************************************** © 2016 BHH Affiliates, LLC. Real Estate Brokerage Services are offered through the network member franchisees of BHH Affiliates, LLC. Most franchisees are independently owned and operated. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of HomeServices of America, Inc ®. Equal Housing Opportunity. Privacy Policy Sherry Fields 1020 South Ave. W., Missoula, MT 59801 | Phone: (406) 207-8448 | Email: *******************************************************************************

Finding A HUD Home

US Department of Housing & Urban Development

Finding a HUD home to purchase can be confusing when you haven’t had experience in placing a bid on a HUD home. The following Google Hangout training I provided will definitely help.

It takes you through the various steps so that you can zero in on homes you might be interested in purchasing, but also outlines the various programs available through the HUD home store. For example, did you know that under special circumstances some homes will be offered to select groups at a 50% discount.

For more information, don’t hesitate to contact me. sherry.fields @





**************************************************************************** © 2016 BHH Affiliates, LLC. Real Estate Brokerage Services are offered through the network member franchisees of BHH Affiliates, LLC. Most franchisees are independently owned and operated. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of HomeServices of America, Inc ®. Equal Housing Opportunity. Privacy Policy Sherry Fields 1020 South Ave. W., Missoula, MT 59801 | Phone: (406) 207-8448 | Email: *******************************************************************************

265 Snowview Dr. Condon MT

Sorry Sold!

 UnderContractPrice Reduction $249,900.00

Beautiful custom log plank home with ceramic tile, lighting upgrades, upgraded kitchen, stone chimney accent from basement through main level and up to the loft. Lots of windows very bright and cheery.

Two bedrooms, two full baths, kitchen, dining area, living room, loft , playroom and storage all the main levels. The basement unfinished, has a roughed in bedroom, roughed in bath, laundry room, furnace room and a walkout.

Full length deck over looks a very active creek, just sitting there you can hear the creek murmuring as it moves swiftly past the property. The basement has a bedroom and bath roughed in but needs complete finishing. The wood burning stove that provided heat through the stone chimney has been removed.

There is a double car garage detached with work bench and storage area in the back, as well as a single car carport. A delightful child’s play house matches the planking used in the main home. Sitting on the front porch you can see the mountains of the Swan Valley. If you are looking for privacy with benefits this home has it all – priced to sell.


Employees and family members residing with employees of JPMorgan Chase Bank, N.A, its affiliates or subsidiaries are strictly prohibited from directly or indirectly purchasing any property owned by JPMorgan Chase Bank, N.A. Pre-approval letter required with all offers, sold as is.

Here’s the video:




**************************************************************************** © 2016 BHH Affiliates, LLC. Real Estate Brokerage Services are offered through the network member franchisees of BHH Affiliates, LLC. Most franchisees are independently owned and operated. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of HomeServices of America, Inc ®. Equal Housing Opportunity. Privacy Policy Sherry Fields 1020 South Ave. W., Missoula, MT 59801 | Phone: (406) 207-8448 | Email: *******************************************************************************

How To Review Bids In The HUD Homestore

 Reviewing & Changing Bids

When an Asset Manager issues a counteroffer, that counteroffer is sent out to all previous bidders on the home. In addition, during the counteroffer period, the Asset Manager will consider any new bids made on the property, not just the counteroffers.
If your offer is counter-offered, you will be sent an automatic email from HUD Homestore. However, these emails are sent as a courtesy and should not be relied on for notification of a counteroffer, since email systems may block an email or send it to the Spam or Junk folder. The most reliable way to check for a counteroffer is to log in and manually check.

Checking for counteroffers after you log in: As a bidder, you can review all counteroffers by logging in, and, in the Review Your Bids screen, setting the Counter Offer drop-down (on the far right) to ‘Yes’ and clicking Search. This displays all bids that are counter-offered. When a bid is counter-offered, the original bid is canceled.
To place a counteroffer: Click the Confirmation Number for the bid. This displays the Bid Details screen. You will then see a Counter Offer Bid button that you can click to respond to the counteroffer. Much of the information cannot be changed on the counter offer form; so, if you need to change some of the buyer information, you can always submit a new bid rather than use the counteroffer to place your bid.

If you encounter an issue placing the counteroffer: Check to see if the home is listed on HUD Homestore. If you can’t find the home, contact the Asset Manager to see when the home will be on the site so that you can then place the counteroffer.

How can I see the status of bids for the property I made an offer on?

You can check the status of your offers by logging in to On the Review Your Bids page, click the Search button to view a list of your most recent offers and see their bid status.

What are the different bid statuses?

AC: Accepted – The Asset Manager has ACCEPTED your bid. Please ensure that all documentation is in order and has been sent to the Asset Manager for review. Failure to do so in a timely manner may result in your bid being canceled.
See What do I do if an offer has been accepted?
CA: Canceled – Your bid was canceled by the Asset Manager.
OBC: Other Bid under Contract – Your bid was NOT selected. The Asset Manager entered into a Sales Contract on another bid. If you elected your bid to be a backup, your bid will be saved for future consideration in case the contract gets canceled.
OBS: Other Bid Selected – This bid has NOT been selected. The Asset Manager has a preliminary contract acceptance from a different bidder for this property. If you elected your bid to be a backup, your bid will be saved for future consideration.
PR: Pending Review – Your sealed bid is Pending Review and is not currently available to the Asset Manager. You cannot modify or withdraw this bid. Bids from a previous bid-open date are still under review. The Asset Manager does not have any additional information at this time.
SB: Sealed Bid – Your bid is sealed and is not available to the Asset Manager. You can modify or withdraw the bid unless the Asset Manager has accepted a bid from an earlier bid period.
UR: Under Review – The Asset Manager is currently reviewing your bid and others from this bid-open date.
WI: Withdrawn – You withdrew your bid from consideration before the Asset Manager reviewed the bid.



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How To Place A Bid On A HUD Home


US Department of Housing & Urban DevelopmentFirst Lady Michelle Obama addresses the staff ...

When a HUD Home becomes available for sale, it is listed on HUD Home Store (and usually on the Multiple Listing Service). Any real estate broker who is properly registered with HUD may submit contracts for purchase. Brokers are used because of their expertise in the local residential real estate market and because HUD does not have sufficient staff to show properties to prospective buyers or to assist in those other aspects of home buying normally handled by brokers.

Before FHA properties are publically listed for sale, they are first evaluated to ascertain if they qualify for direct, exclusive sale to units of local government and FHA-approved nonprofit organizations. Generally, these properties are located in designated Revitalization Areas.

FHA REO properties that are not sold under any special programs are listed on HUD Home Store and offered on an exclusive, priority basis to owner occupant purchasers (people who are buying the home as their primary residence). Following the Exclusive Sales Period, unsold properties are then made available for purchase to all interested buyers, including investors, under the Extended Sales Period.

The following is a video to help you understand the process in bidding on a HUD home. Anyone can view all of the listed HUD homes in America at the but only licensed real estate professionals can place a bid on these homes.

Please go to to view homes listed for sale and to post bids.



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HUD – Register As A Bidder

What Is A HUD Registered Bidder?

If you are a licensed real estate agent associated with a firm that has an NAID (name address Identifier) then you can register to submit bids on behalf of your clients for listed homes in the HUD Home Store.

Below is a video to explain the registration process.

The prerequisites are that you have a Broker with an NAID and  you must have a valid real estate license. You just navigate you way to Once there click on the Register: » Bidder  A Window will open with information for you to complete your registration. After than you can come back at anytime and login with your credentials you have set up and then begin the process of submitting a bid. That is covered in a separate video.



What Is A HUD Home?

Who is Eligible to Buy a HUD Home?

The HUDHomeStore  is the listing site for HUD real estate owned (REO) single-family homes and 1-4 Unit Multifamily properties. This site provides the public, brokers, potential owner-occupants, state and local governments and nonprofit organizations a centralized location to search the inventory of HUD properties for sale.

Since the FHA has guaranteed the loan on behalf of the federal government, when the foreclosure process is completed, FHA pays off the lender of record and it goes back to HUD as the responsible party for all FHA insured loans. HUD homes are then put for sale at the current market rate with the aim of selling it off quickly and recovering the money. It in fact offers a good option for those looking to buy HUD homes. There are many programs for discounted purchases (these will be covered in another article.)

HUD will sell the property using a HUD broker though a bidding process.

In order to buy HUD homes, one can purchase only through real estate agents approved by the U.S. Department of Housing and Urban Development. Approved agents can submit bids on behalf of the buyer

Owner occupants rank above nonprofits and government agencies in the bid-selection process for Exclusive and Extended listings. During the first 30 days that a FHA foreclosure is listed for sale, only owner-occupants are permitted to place bids; if a successful bid is not accepted by the time the initial priority period has elapsed, bidding is opened to investors.

Home buyers are motivated to buy HUD homes because they are listed at or below market value and it offers them the opportunity to purchase a home than they might not normally be able to purchase.

HUD does not provide home loans directly to buyers; you need to negotiate your loan with a lender or bank of your choice. Buyers must have a letter of pre-approval from a mortgage lender or cash with proof of funds.

The agent will be notified within 48 hours of an accepted bid. The settlement or escrow stage is usually completed within one to two months, during which time financing is arranged and the sale is closed. As in the case of a normal real estate transaction, if you do not close by the 55-Inspectingsettlement date, your earnest money deposit is forfeited or you will have to pay a per Diem fee until the close of the sale.

The Federal Housing Administration does not guarantee the condition of its properties and will not pay for the correction of defects. Because the new owner will be responsible for making needed repairs, HUD strongly urges every potential home buyer to get a professional inspection prior to submitting an offer.

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Okay So What Is HUD?

United States Department of Housing and Urban ...

 The U.S. Department of Housing & Urban Development

Also known as HUD, the U.S. Department of Housing and Urban Development was established in 1965 to develop national policies and programs to address housing needs in the U.S. One of HUD’s primary missions is to create a suitable living environment for all Americans by developing and improving the country’s communities and enforcing fair housing laws.

English: A photo portrait of , Secretary of Ho...

Shaun L. S. Donovan (born January 24, 1966) is the United States Secretary of Housing and Urban Development, serving in the cabinet of President Barack Obama. Prior to this he headed the New York City Department of Housing Preservation and Development. On December 13, 2008, in his weekly national radio address, President-elect Barack Obama announced that he would appoint Donovan to his cabinet. He was confirmed by the U.S. Senate through unanimous consent on January 22, 2009 and sworn-in on January 26th.

How does HUD help homebuyers and homeowners?

HUD helps people by administering a variety of programs that develop and support affordable housing. Specifically, HUD plays a large role in homeownership by making loans available for lower- and moderate-income families through its FHA mortgage insurance program and its HUD Homes program. HUD owns homes in many communities throughout the U.S. and offers them for sale at attractive prices and economical terms. HUD also seeks to protect consumers through education, Fair Housing Laws, and housing rehabilitation initiatives.

What Is HUD’s Mission?

According to their website, HUD’s mission is “to create strong, sustainable, inclusive communities and quality affordable homes for all.” Their emphasis is on providing quality and affordable housing for all that is free from discrimination.

So What Does HUD Do?

HUD influences nearly all aspects of housing in the US. They are part Insurers, funders and regulators. One of their roles is to insure mortgages issued by other lending institutions. They also regulate Fair Housing, Health & Hazards. HUD provides financial assistance to communities through Grants and funds Mortgage Backed Securities through Ginnie Mae.

What Are the Major Program Offices of HUD?

1. Community Planning and Development

  1. Provide grants to communities for economic development and neighborhood revitalization
  2. Provides grants to communities for housing and rental assistance for the homeless, disabled and those with HIV/AIDS
  3. Provides grants to state governments to implement plans to increase home ownership and affordable housing for low income residents (HOME).
  4. Provides grants to assist properties with environmental contamination (BEDI).
  5. And offers tax incentives to businesses to hire workers from, areas of high poverty.

The main purpose is to watch over the Federal Housing Administration (FHA), which is responsible for insuring mortgages. The Office of Housing operates in three main sectors:

  1. Single Family Housing:
  • Insures mortgage loans for low income families and victims of disaster.
  • Insures loans for manufactured homes, property improvements and property rehabilitations.
  • Sells HUD foreclosures to eligible buyers.
  • Helps buyers avoid foreclosure through loss mitigation (mortgage modification, partial claim).
  • Assists the elderly (over 62) with reverse mortgages (allows them to turn equity in their homes into a monthly income stream or a line of credit).
  • Allows law enforcement officers, firefighters, emergency medical technicians and teachers to purchase homes located in HUD revitalized areas at great discount, usually 50% from the list price (Good Neighbor Next Door).
  • Provides counseling for buyers, sellers and tenants.
  1.  Multifamily Housing:
  • Shares the risk and insurance premium on multi-families with Fannie Mae and Freddie Mac.
  • Sells multifamily foreclosures to eligible buyers.
  • Provides grants to housing developments that provide housing for low income elderly and the disabled.
  • Grants for emergency repairs on multi-family properties with elderly tenants.
  • Insures mortgage loans for manufactured home parks, to finance cooperative housing projects and for housing and housing repairs in urban renewal designated areas.
  • Mortgage insurance for construction or rehabilitation of multi-families for moderate income families.
  • Loan insurance for healthcare facilities.
  1. Regulatory Programs:
  •  Establishes standards for manufactured home construction and safety.

3. Public and Indian Housing

  1. Provides annual funds to the Public Housing Authority’s (PHA’s) to be used for management and operations.
  2. Provides rental assistance for very low income families to choose their housing and for families who live in specific housing developments (Housing Choice (Section 8), and Project Based Voucher Programs).
  3. Helps Section 8 and low income families buy homes of their choice and public housing homes (Section 8 Voucher Assistance, and Public Housing Homeownership).
  4. Aims to transform neighborhoods of extreme poverty and eradicate severely distressed public housing (HOPE VI, Choice Neighborhood Program).
  5. Provides resources to help individuals become self-sufficient, including education, job training, and counseling (ROSS).
  6. Issues block grants and provides housing assistance to develop Indian tribal, native Alaskan and Native Hawaiians communities.

4. Fair Housing and Equal Opportunity

  • Enforces the Fair Housing Act, which prohibits discrimination in any housing related activities (buying, selling, renting, obtaining mortgages).
  • Provides funding to states to enforce their local fair housing laws.
  • States everyone has an equal opportunity to benefit from HUD programs.

5. Policy Development and Research (PD&R)

  • Analyzes current HUD policies and current housing market conditions to determine what policies are working, what areas need improvement and what the current housing needs are in the country.
  • Their research directly influences HUD’s strategic plan (including their budget and legislative proposals).

6. Government National Mortgage Association (Ginnie Mae)

  • Ginnie Mae works with issuers and investors of mortgage-backed securities (MBS).
  • Banks or other institutions pool their government insured mortgages (FHA or otherwise) and sell them as a bond to investors, usually institutions, who package them in a mutual fund. Ginnie Mae insures these bonds for a fee.
  • Even if a bank or borrower defaults on the loan, the investors would still be guaranteed their money because Ginnie Mae MBS’s are the only securities that have the “full faith and credit guarantee of the U.S. Government”.

7. Healthy Homes and Lead Hazard Control

  • Eliminates lead based paint hazards in American housing.
  • Provides grants to state and local governments to develop programs to reduce lead and other health hazards.
  • Enforces lead based paint disclosure regulations for rental or sale of homes built before 1978.

8. Office of Sustainable Communities

  • Their goal is to locate affordable housing near job centers and accessible transportation and to lower energy costs. They aim to do this by integrated community planning in transportation, energy, and land use.
  • It is broken down into the Sustainable Communities Initiative and the Energy Innovation Fund.




HUD-equal-housing-opportunity (Photo credit: Apple Realty)










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4515 23rd Ave Missoula MT

Sorry Sold!

Just Listed at $190,000

This property is on the corner of 23rd Ave and 42nd Ave in Missoula. Great Location, great views of the mountains, close to the schools, shopping, restaurants and entertainment. It has 3 bedrooms, 2 baths on the main level with another bath in the lower level. The lower level is a walkout to the cement pool. Single car garage, tuck under and decks on 2 1/2 sides of the house. Chain link privacy fencing in the back yard. This is a Must See!.


Case Number 311-193268, “HUD homes are Sold As Is” visit the HUD Home Store at for more information on bidding and additional addendums. Also visit This home is a spacious raised ranch made for entertaining with its wrap around decks on 2 ½ sides overlooking the in-ground pool. There is a bright sunny kitchen even on dull days, compact but with everything right where you need it. One of the great finishing details is the wall oven in the rock wall beside the telephone nook. The dining room, just steps away, has windows on two sides with enough room for a dining room suite. This room opens onto the decks down to the pool and also overlooks the sunken living room. A beautiful stone fireplace featured in this room is just waiting for a gas insert to bring it back to the warmth it once radiated. The main level features three bedrooms with built ins, a main full bathroom and an ensuite ¾ bath in the master bedroom. While the basement features another bathroom, a large office or den, and a recreation room with a fireplace and a walkout to the pool area. The yard has a chain link privacy fence surrounding the back and pool area.


Brokers with a valid NAID number can submit bids on this house at Otherwise the listing agents can submit a bid for you with their NAID on behalf of the buyer’s agent. Property sold “As Is” also see

Fannie Mae & Freddie Mac In the News

Latest Real Estate News

Statistics are showing more buyer confidence. A January 2014 Housing Survey revealed:

  • 52% of respondents thought it would be easy for them to get a home mortgage today
  • 70% of respondents said they would buy if they were going to move

In other news today …

English: An example of a real estate owned pro...

English: An example of a real estate owned property in San Diego, California. (Photo credit: Wikipedia)


New Report Critical Of Fannie Mae And Freddie Mac Fee Collection

A report released Wednesday by the Federal Housing Finance Agency (FHFA) was critical of Fannie Mae and Freddie Mac’s collection of late fees. The report criticized the two for poor management of late fee collection, noting large sums of money either not being consistently collected or collected at all. »READ MORE

Bank Of America To Cut More Mortgage Jobs

Bank of America, the second-largest U.S. lender, is cutting 450 mortgage jobs from its West Coast Offices. The lending giant is reducing staff after new loans fell short of internal forecasts. In a report by Bloomberg, affected employees were told yesterday that workers involved in processing home loans would be let go. »READ MORE

Housing Inventory Continues Fall In January

January marks another decline in home inventory, according to a report issued by Redfin. With the caveat that “it is too soon to tell,” the brokerage did offer some optimism regarding inventory in coming months, revealing “Redfin agents report that most of their home selling clients are planning to list between March and May.” »READ MORE

Fannie Mae Increases Incentives To Purchase REO Properties

Fannie Mae announced Thursday that homebuyers can now receive up to 3.5 percent in closing cost assistance. The help is available within the FirstLook period of Fannie Mae’s HomePath properties in 27 states. The incentive will offer qualified buyers up to 3.5 percent of the final sales price to pay closing costs. »READ MORE





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