Arizona Trustee's Sales Services
- Contact Arizona Trustee SalesOur team of experts has more than 30 years of experience handling all aspects of
Foreclosures and Trusteeʼs Sales, specializing in personalized, prompt and stress free
service. Arizona Trustee’s Sales is a full service Foreclosure processing Company,
specializing in but not limited to the following areas of service:
Trustee Services
REO Services
Listing Services
Statement of Breach Preparation
Trustee Sale Guarantee (TSG) Ordering
Lien Holder Notice
Substitution of Trustee Recording
Notice of Trustee’s Sale Recording
Property/Court House Posting
Publishing
IRS/Bankruptcy Considerations
Reinstatement Quote Preparation
- Reasonable costs for mailing and photocopying
- Actual expenses for recording, publication, posting of the notice of sale, auctioneer's fees, postponement fees and title costs
- The Recording fee to record a cancellation of the Notice of Sale
- Trustee's Fees in amount not to exceed $600 or one-half of one percent of the entire unpaid principal sum, whichever is greater.
Secure Credit Bid
Conduct Trustee Sale
Bidder Deposit Collection/Retention
Deed Transfer
Trustee Sale Postponement / Cancellation
Excess Proceeds Disbursement
- Costs and expenses of the Trustee's Sale process
- Amount owed by the Trustor on the Note secured by the Deed of Trust
- Any other obligation provided in the Deed of Trust and that were actually paid by the Beneficiary prior to the trustee's sale.
- Subordinate HOA lien
- Any junior lienholders in order of priority
- Trustor
Property Valuation Reports
* Property Valuation Reports - Custom Property Valuation Reports are available to determine the value of your asset. The Property Valuation Reports include information regarding CLOSED listings in the recent months, as well as ACTIVE listings which will be the property's direct competition if immediately listed. We evaluate properties in close vicinity to the subject property and if possible, comparable listings/sales are restricted to properties within the subject property's subdivision. Due to the times, we are strong believers in looking beyond the numbers. We thoroughly look into each property recently sold to determine its ownership, condition, and selling features, among others. We also analyze these features for active listings to help anticipate possible depreciation in listing price prior to a sale. We have a strong understanding of price changes on bank owned homes which can have a large impact on the feasibility of a quick sale on your property.
Neighborhood Comp Studies
* Neighborhood Comp Studies - Our Custom Property Valuation Reports not only analyze the listings within the Subject Property's subdivision, but also neighboring subdivisions. We analyze the data for surrounding areas to evaluate the overall sub market in effort to further support marketing efforts.
Property Conditions Inspections
* Property Conditions Inspections - Unknown neglect to a property hinders accurate valuation reports as well as short sales timelines. We can coordinate property inspectors to provide an overview of property damage, along with recommendations on necessary repairs.
Property Photography
* Property Photography - Photos of the subject property can be taken and emailed to beneficiary clients. This alleviates the need for owners to constantly visit their investment properties in effort to maintain the property's condition. We can also coordinate with insurance companies to properly document damages and repairs.
Reestablish Property Security
* Reestablish Property Security - Re-Key, window replacement, gate repair, door repair/replacement, alarm repair, etc.
Buyer Analysis
* Buyer Analysis - We constantly review the type of buyers that are acquiring distressed properties. We look at how they are taking title, how the property is financed, and if the property turns into a rental or again resold. We can run a custom report on a specific property to identify which buyers are most likely to be interested in submitting an offer.
Pricing Consultation
* Pricing Consultation - ATS can help identify a pricing strategy to effectively sell your property specific to the property's location, product type, sub market, and price range. Our database of sold homes and actively listed properties provide insight to what comparable homes have sold for or are currently being offered for.
Improvement Consultation
* Improvement Consultation - Interior and exterior damage from previous owners or abandonment has a significant impact on the property's final sales price. Many times our clients have the worst home in the neighborhood. Minor cosmetic repairs and improvements could allow for a significnatly higher sales price. We can analyze the surrounding neighborhood to identify selling features of other properties and recommend low cost improvements that have a big impact on sale price and the sales timeline.
Interior and Exterior Clean Up
* Interior and Exterior Clean Up - A property that has been abandoned or neglected can turn off neighbors and potential buyers. ATS can coordinat the interior and exterior clean up, including landscaping, construction cleaning, deep cleans, appliance cleaning, interior/exterior window cleaning, among others.
Licensed Realtor Network
* Licensed Realtor Network - We have identified and partnered with high volume Realtors who represent buyers of a specific product type, price range, or area. Marketing efforts can be directed to identified Realtors who represent our identified buyer demographic.
Strategic REO Procedure
* Strategic REO Procedure - ATS has a complete strategy for getting exposure to a property our beneficiary clients want to sell. We are members of a variety of local and national organizations which provide additional attention to our clients properties. Our clients properties will be featured on our website and all affiliate sites/blogs highly trafficked by Arizona investors.
Multi Step Marketing Process
* Multi Step Marketing Process - MLS, county/city/state newspapers, property signage, unique financing offered to potential buyers, web postings, investor group postings, investor association postings, database notice, etc.
Complete Listing to Close of Escrow Services
* Complete Listing to Close of Escrow Services - ATS has highly experienced Realtors that can manage the entire listing process from initial pricing strategies, to buyer showings, to escrow instructions, to final close of escrow instructions.
Full Contract Negotiation and Process Management
* Full Contract Negotiation and Process Management - ATS's Realtors have over 30 years of residential experience and are well versed in negotiating on your behalf while managing the entire contract process.
Property Improvement Consultation
* Property Improvement Consultation - Our Realtors can provide insight into what is happening in the marketplace which allows your property to have the best chance at selling for the highest price, with minimum hassle. Our Realtors can identify other property's selling features while recommending improvements to the subject property.
Competition Analysis
* Competition Analysis - ATS can provide custom reports which identify competing listings in the area or submarket while also anticipating the continual depreciation due to neighborhood foreclosure saturation levels.
Guidance Throughout the Closing Process
* Guidance Throughout the Closing Process - ATS's Realtors can manage the entire closing process through your desired title company or one of our affiliates.
Improvement Consultation
* Improvement Consultation - ATS can provide suggestions for capital improvements appropriate for rental properties. We can coordinate initial bid collection, vendor selection, improvement timelines, invoice tracking, etc.
Rental Market Analysis
* Rental Market Analysis - ATS can provide insight to the property's rental competition. We can look at competing single family properties being offered as rentals as well as nearby apartment communities.
Property Rate Analysis
* Property Rate Analysis - The property's rental sub market will be analyzed to properly price the monthly rental rate based on the product type, area, neighborhood, zip code, bedrooms, bathrooms, extra rooms, garage, car port, front yard, back yard, among others.
Competition Analysis from a Single Family & Apartment Complex Perspective
* Competition Analysis from a Single Family & Apartment Complex Perspective - ATS can look into current offerings from competing properties. Many apartment communities are offering appealing move-in specials. These can be identified, analyzed, and capitalized upon.
Short/Long Term Guidance
* Short/Long Term Guidance- ATS can consult investors on their short and long term goals for their investment property. We can track the depreciation/appreciation of the property and suggest sales timelines, maximizing your ROI while keeping tax issue in mind.
Strategic Multi Step Marketing Process
* Strategic Multi Step Marketing Process - MLS, county/city/state newspapers, property signage, move-in specials, web postings, rental network postings, rental association postings, database notice, etc.
Neighborhood Analysis for Proper Demographic Marketing Efforts
* Neighborhood Analysis for Proper Demographic Marketing Efforts - Each neighborhood can be uniquely evaluated to identify area demographics which will direct all marketing messages.
Full Appraisal Services
* Full Appraisal Services - ATS is affiliated with the leading auction group in Arizona which can provide additional appraisal services.
Ability to Achieve Competitive Market Price
* Ability to Achieve Competitive Market Price - For sellers who wish to offer their property in one of the numerous real estate auctions, a true competitive market price can be reached.
Complex and Vast Marketing Efforts
* Complex and Vast Marketing Efforts - Large auctions offer multiple homes and spend large amounts of money on marketing their events. These events gain great exposure because of the shared marketing expense.
E-Blast to Opt-In Buyers
* E-Blast to Opt-In Buyers - The auction group we have partnered with has thousands of e-blast opt-in auction announcement recipients. In other words, we can send information about the subject property to people who are interested in receiving the information.
Web Posting to highly trafficked auction site
* Web Posting to highly trafficked auction site - ATS joined forces with an auction group that has thousands of daily site visits. This exposure allows for a large potential buyer group.
Servicing of all Potential Tenant/Buyer Inquiries
* Servicing of all Potential Tenant/Buyer Inquiries - ATS services all tenant inquiries and buyer questions or complaints. We will work with the appropriate parties to resolve issues in a timely manner while maintaining a detailed record of all communications.
Management of all Tenant, Neighborhood, and City Complaints
* Management of all Tenant, Neighborhood, and City Complaints - ATS manages all outside inquiries regarding the condition of the property, ownership, tenants, use of the property, etc. A detailed record of all communications will be kept.
Collection of Rents
* Collection of Rents - ATS will work in conjunction with our Realtor affiliates to advertise and show the property. We will collect applications, screen applicants, create and execute lease terms, and collect/retain security deposits. Rents and fees will be collected from tenants, unit owners, and coin-operated revenue, among others.
Payment of all Fees
* Payment of all Fees - Property association, city, county, utility fees will be paid and coordinated through ATS.
Maintenance of Property Interior and External Condition
* Maintenance of Property Interior and External Condition - ATS does frequent site visits to verify acceptable property conditions. Recommendations will be made to owners regarding capital improvements, and notices will be sent to improper tenant use.
Coordination of all Property Vendors
* Coordination of all Property Vendors - ATS will coordinate all interior and exterior maintenance vendors. We will be the single point of contact for all vendors for invoices and payment.
Plan and Recommend Capital Improvements
* Plan and Recommend Capital Improvements - ATS will recommend capital improvements in effort in maximize rental rates.
Coordinate Getting Bids, Executing Agreements, Reviewing Purchase Orders, and Paying Invoices
* Coordinate Getting Bids, Executing Agreements, Reviewing Purchase Orders, and Paying Invoices - ATS will coordinate getting bids for capital improvements. We will propose improvements to the property and execute bilateral agreements and all other accounts payable efforts.
Monthly Expense/Profit Reports
* Monthly Expense/Profit Reports - Monthly expense/profit reports will be created and sent to property owners. ATS can provide monthly detail on ledger entries, monthly detail of income statement, and annual reporting structured for tax reporting, among others.
Working Budget Preparation
* Working Budget Preparation - ATS will work with the property owner to create a working budget for the property.
Long Term Capital Improvement/Maintenance Plans
* Long Term Capital Improvement/Maintenance Plans - ATS can recommend capital improvements with long term financial appreciation opportunities.
Neighborhood/Property Analysis Reports
* Neighborhood/Property Analysis Reports - ATS provides neighborhood and property analysis reports to identify positive returns on capital improvements. These reports can help to target selling/leasing features of homes nearby therefor increasing the demand for the subject property.
Capital Improvement Suggestion Reports
* Capital Improvement Suggestion Reports - Capital improvement suggestion reports are generated to identify each improvements cost and expected return, as well as improvement steps and timelines.
ROI Analysis
* ROI Analysis - ATS can produce a ROI analysis report on capital improvements based on local and national data.
Coordination of Vendors
* Coordination of Vendors - ATS will coordinate and manage all vendors involved in the capital improvement process.
Coordinate Getting Bids, Execution Agreements, Reviewing Purchase Orders, and Paying Invoices
* Coordinate Getting Bids, Execution Agreements, Reviewing Purchase Orders, and Paying Invoices - ATS will coordinate getting bids for capital improvements. We will propose improvements to the property and execute bilateral agreements and all other accounts payable efforts.
Photo Updates on Progress
* Photo Updates on Progress - Weekly photos available for capital improvement progress.
Permit Procurement
* Permit Procurement - ATS can identify and coordinate all necessary permits needed for the interior or exterior improvement.
Construction Management
* Construction Management - ATS will act as the point person for all vendors and all team members involved in the construction process.
Property Valuation Reports
* Property Valuation Reports - ATS can provide property valuation reports which show opportunities in today's market. Our reports can be customized by sub market, zip code, city, product type, price range, size, amenities, age of the property, and construction type, among others.
Complex Portfolio Analysis
* Complex Portfolio Analysis - ATS has analyzed numerous portfolios of single family properties. We created an in depth valuation process to properly identify an acquisition price based each property's selling potential, interior/exterior condition, sub market, size, product type, price range, amenities, age of the property, and construction type, among others.
Buying Power Analysis
* Buying Power Analysis - ATS has identified numerous sources which will allow for private money or seller financed acquisitions.
Leveraged Buying Options
* Leveraged Buying Options - ATS has a network of brokers who can offer numerous leveraged buying options of REO or NPN product.
Buyer Broker Representation
* Buyer Broker Representation - ATS has a network of affiliated Realtors who will act on your behalf through any and all acquisition.
Access to Wholesale, Pre-Foreclosure, and REO Properties
* Access to Wholesale, Pre-Foreclosure, and REO Properties - Our network of brokers, our clients, and our Realtor affiliates, all provide insight into non conventionally listed properties.
On Demand Custom Listing Reports for desired product type, area, and price range
* On Demand Custom Listing Reports for desired product type, area, and price range - Weekly updates can be sent on specified "target product." These weekly reports can include recent pending listings, recent closings, price changes, or new homes to the market, again within the specified "target product."
Rental Services
Auction Services
Management Services
Remodeling Services
Acquisition Services
A breach is a failure without legal excuse to meet any promise made in a contract. A breach is stated in the notice of default in the contract. The breaking of a law, or failure of duty, either by omission or commission. The Statement of Breach is a separate document which sets forth the breach or the reason for th trustee's sale. It must state that a party's interest in the trust property is subject to being terminated by the trustee's sale if the interest is inferior in priority.
The TSG is issued for benefit of a Trustee, to be used for instituting non-judicial foreclosure of the Deed of Trust. The TSG names the Trustee as the Assured Party and the liability amount is usually the unpaid remaining balance of the loan. The TSG assures the following information: Legal description and vesting, liens on the property, property taxes, bankruptcies, and the mailing addresses required for service.
Notice to a party which has an interest in the property that their intrest is subject to being terminated by the trustee's sale if the interest is inferior in priority. A lien is a form of encumbrance which usually makes specific property sercurity for the payment of a debt or discharge of an obligation. For example, judgments, taxes, mortgages, deeds of trust, etc.
A Substitution of Trustee is required if the foreclosing trustee is not the trustee of record. Only specific individuals or companies can qualify to act as a trustee in Arizona (A.R.S 33-803(A)).
A recorded notification of the trustee's sale, containing the date, time and place of sale, the recoding information from the deed of trust, the entire legal description of the property, the street address, the county assessor's tax parcel number, the name and address of the trustor, the name and address of the trustee and beneficiary, and the trustee's qualification.
A copy of the Notice of Trustee Sale will be posted on the trust property, provided the posting can be accomplished without a breach of the peace. A copy of the Notice of Trustee Sale will also be posted at the designated location at any building which serves as a superior court in the county in which the property is located.
The Notice of Trustee Sale will be published once a week for four consecutive weeks in a newspaper of general circulation in the county in which the property is located, with the last of four publications more than 10 days prior to the day of the sale.
Possible delays in the Trustee Sale process. When a bankruptcy stay is lifted by court order, there is a 10-day waiting period imposed by Bankruptcy Code. If the sale is scheduled within this 10 day waiting period, the sale shall be postponed to after the 10 day waiting period. (Federal Rules of Bankruptcy Rule 4001)
Reinstatement or cure is the act of correcting the problems described in the Statement of Breach. The amount to be paid to cure a default includes all of the missed payments, the curing of all other defaults, and the Trustee's fees (A.R.S 33-813). The reinstatement period ends at 5:00pm on the last business day prior to the scheduled sale date (A.R.S. 33-813). Reinstatement can be paid by the trustor, the current property owner, or any perios holding a junior lien recorded against the property. Forclosure costs may include the following:
Only the beneficiary may make a credit bid at the sale. The credit bid is calculated about 2 weeks prior to the scheduled sale date. The credit bid can be any amount, up to the full amount due under the terms of the Note and Deed of Trust, the fees and expenses of the trustee's sale process and reasonable attorney fees actually incurred.
On the date and time and place designated on the Notice of Trustee Sale, the trustee will offer to sell the property at public auction for cash to the highest bidder. Any person may bid at the sale.
Trustee shall require every bidder, except the beneficiary, to provide a bidder's deposit of $10,000 in any form satisfactory to the Trustee as a condition of entering a bid. The Trustee retains the $10,000 bidder's deposit from thehighest bidder, and returns the bidder's deposits to all of the other bidders.
The Trustee will sign and deliver a Trustee's Deed Upon Sale to the higest bidder with 7 business days after the receipt of payment.
The Trustee may postpone or continue the sale by giving a public oral declaration at the time and place of the scheduled sale. There are no limits on the number of times that a sale may be postponed. Any new sale date must be within 90 days of the last sale date.
Excess proceeds will be distributed as follows:
Arizona Trustee's Sales Time Line
Arizona Trustee’s Sales will process your Trustee sale in the shortest timeline allowed by law. We work nights and weekends to work around your schedule and preferences to ensure the 90 day timeline is started as quickly as possible.
| Day | Event |
| Day 1 |
1.) Referral From Client 2.) Statement of Breach Prepared 3.) Substitution of Trustee Prepared 4.) TSG Ordered |
| Day 2 - 3 | Trustee’s Sale Date Set |
| Day 4 | Notice of Sale is Mailed To All Parties on Title |
| Day 10 | TSG Ordered |
| Day 45 | Publication of Notice of Sale (4 consecutive weeks) Posting of Notice of Sale |
| Day 60 | IRS Date Down ordered |
| Day 75 | IRS Notices sent for liens |
| Day 85 |
1.) Grant Deed sent to Client 2.) Credit Bid Requested |
| Day 91 - 95 | Trustee’s Sale |
| Day 99 | Trustee’s Deed Upon Sale Recorded |
Arizona Trustee's Sale Fee Schedule