Market Inventory Comparison 2013 – 2014

Listings vs Solds 2013 – 2014

Looking for a home and finding it incredibly frustrating? Statistics corroborate what you are actually experiencing.  This time last year we had approximately 33% more homes on the market in San Mateo County than we have actively for sale now. The average list prices of new 2014 listings are 30% higher than they were this time of year 2013. Lack of inventory has contributed to our higher housing sale prices. Interestingly enough our highest sales volume of listing prices is between $2M and $3M. Which was a section of the real estate market, that had previously suffered from the downturn in the economy.

What’s the Housing Market doing?

1500losmontes Bi Weekly Market Watch: Record Year for Luxury Home Sales in the Bay Area

Well, anyone in the housing market today doesn’t need to be told, it’s brutal if you are a buyer competing for the purchase of a home. The process can be just as overwhelming however for the seller, sifting through 20 offers, trying to choose just the right one with the minimal amount of risk.

California homes sales of over $1M or more rose to the highest level in six years.  Lack of inventory contributed to higher housing sale prices that have risen on average between 20% and 30% over the past year. So how do you compete as a buyer in this marketplace?

As reported by Data Quick, a San Diego Company that  monitors real estate activity nationwide, a record number of CA homes were purchased for cash in 2013. Last year over 10,000 homes that sold for over $1M were purchased in this fashion, which is a 20% increase from 2012. In multiple offer situations, cash is the preferred medium of exchange. For the seller, a cash offer with no contingencies is almost a closed deal which is very reassuring.

Not everyone has cash of course, so how do you have a competitive edge when you require a loan? Of the properties that did sell with financing their median down payment was 30%. The higher down-payment, lowers the banks liability, which is of paramount importance to a lender when considering a loan on a property that has just gone into contract at a higher price than the comparables. Remember real estate markets fluctuate, lenders remember this. But with foreclosures down to a 8 year low due to increase housing valuation we get a little short sighted and forget there can be an economic downturn.

January sales prices are up 25 % higher than last year due to a lack of inventory and hungry buyers. This makes it a challenging marketplace for everyone. Now I don’t have a crystal ball but some buyers may decide to wait the market out so they don’t have to get caught up in the multiple offer, overbidding war.   When there are no longer as many buyers, housing prices will start to drop. As we approach Spring sellers will begin to make the move to put their properties on the market boosting our supply. Hopefully with these two factors working together we will see some price stabilization.  Historically January is always slow because sellers want to wait for the daffodils in Spring but after the first of the year the buyers are ready to go!

Remodel or Sell in 2014?

Faced with low housing inventory,  homeowners are choosing to remodel their existing homes in numbers that  reached over $130 billion in 2013. As reported by Kris Hudson in the Wall St Journal today, this is a 3% increase over last year with a prediction to become a 5% increase in 2014 as reflected by the pending home construction permits issued. One of the facilitators for the increase in remodeling is the once again available Home Equity Loan which almost disappeared after 2007. Property values have increased in some areas of the Bay Area by over 25% in the last year which increases the equity required by lending institutions to issue this loans.  Economically speaking the increase in remodeling is welcomed by the contractors, architects, designers and suppliers by keeping their industry strong in these uncertain times. Tempered with the memory of the last housing market downturn, all parties appear to be cautiously optimistic that the return on the “re-investment” in their home is a better financial choice than facing the low inventory housing market which includes overbidding, multiple offers and asks the proverbial question, “Do we sell before we buy?”

If you are thinking of remodeling but don’t know where to begin, call me for a list of professionals that I have worked with, lenders and contractors.

http://online.wsj.com/news/articles/SB10001424052702303743604579355250986245422?KEYWORDS=kris+hudson

Flush Revenues…Tax Cuts or Increase Spending?

Cuts vs Spending…the age old question.  What to do with new revenue surpluses that the recent tax increases have provided. Poses the question, are the revenues sustainable and do we make decisions based on the influx now or anticipate a potential slowing? Mark Peters article in the WSJ today addresses what some states are considering.

http://online.wsj.com/news/articles/SB10001424052702304856504579339231636421524?mod=WSJ_hp_LEFTTopStories

Old Homes Revitalized

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According to Dale Hrabi’s article in the Wall St Journal this weekend, buyers are gravitating to purchasing historic, architectural homes and updating the interiors; thus distancing themselves from larger, sterile Mega-Mansions. Still desirous of roomy kitchens, open concept family rooms, luxurious master bathrooms and large walk in closets they are having these designed within homes inspired by historic models.  Hrabi writes,”The average size of new houses shrank in 2013 to a little over 2600 square feet.”

http://online.wsj.com/news/articles/SB10001424052702303802904579334594166856188

2014 Remodeling Cost vs Value

As reported this month by Realtor.com, fixing up the exterior of your home adds more value per dollar than interior remodeling projects. Curb appeal!

Upscale Housing 2014 National Averages
Project Job Cost Resale Value Cost Recouped Change vs 2013
Bathroom Addition $72,538 $43,936 60.6%        Increase
Bathroom Remodel $51,374 $32,660 63.6%        Increase
Deck Addition (composite) $35,158 $22,881 65.1%        Increase
Garage Addition $82,311 $48,065 58.4%        Increase
Garage Door Replacement $2,791 $2,315 82.9%        Increase
Grand Entrance (fiberglass) $7,305 $5,163 70.7%        Increase
Major Kitchen Remodel $109,935 $69,973 63.6%        Increase
Master Suite Addition $224,989 $125,920 56.0%        Increase
Roofing Replacement $34,495 $21,731 63.0%        Increase
Siding Replacement (fiber-cement) $13,378 $11,645 87.0%        Increase
Siding Replacement (foam-backed vinyl) $14,236 $11,124 78.1%        Increase
Window Replacement (vinyl) $13,385 $10,252 76.6%        Increase
Window Replacement (wood) $16,798 $12,438 74.0%        Increase

http://www.realtor.com/news/report-exterior-remodeling-will-offer-homeowners-largest-return-on-investment/#.UuGy5vbTm9a

Report: Exterior Remodeling Offers Largest Return on Investment.

Down Payment Percentages for Real Estate Purchases

This article sponsored by Guaranteed Rate, provides a general matrix of required down payment schedules.  This is meant to be a guide as there are various factors that actually determine what percentage a borrower receives. That being said I thought it was a clear, basic guide for Primary, Secondary and Investment Property lending.

https://www.guaranteedrate.com/resources/down-payment-how-much-is-enough?utm_content=bufferfc875&utm_medium=social&utm_source=twitter.com&utm_campaign=buffer

Wall Street Journal Article on 2014 Economic Factors to Watch

 

Is the Economy Set to Take Off? Factors to Watch

Economic forecasters are counting on 2014 to be a breakout year. But whether the economy finally moves past its sluggish growth will rest on several forces playing out differently than they have since the recovery began. Sudeep Reddy explains. Photo: Getty Images.

Economic forecasters are counting on 2014 to be a breakout year. But whether the economy finally moves past its sluggish growth will rest on several forces playing out differently than they have since the recovery began. Some of the key questions:

1. Will businesses finally shed their caution?

A devastating financial crisis led business owners and corporate executives to be especially wary about adding staff or investing in new equipment. Some worry about risks from Washington or overseas. Others are seeing consumers maintain their slow-but-steady spending, providing little incentive to deploy their cash stockpiles.

As a result, business investment in key areas such as equipment has been historically weak for a U.S. recovery. A slowly improving jobs picture and rising household wealth could spark a virtuous cycle of stronger consumer spending, increased business confidence and rising investment. If it doesn’t, the year could be another letdown.

2. Will Washington’s tentative truce continue?

The December budget deal was hardly the kind of confidence-boosting agreement Washington has been debating for years. But at least it hit the pause button on the serial brinkmanship that threatened to derail the recovery in the past three years.

A combination of tax increases and spending cuts in 2013 shaved about 1.5 percentage points off annual economic growth, according to the Congressional Budget Office. Many forecasters expect the fiscal drag in 2014 to be one-third that amount, or less. “You’ll have more political certainty this year,” said Gregory Daco, a U.S. economist at Oxford Economics.

However, some lawmakers already are discussing a standoff again in late February over raising the federal borrowing limit. “You can never count on policy makers to not shoot themselves in the foot,” Mr. Daco said.

3. Will the Fed’s path out of bond buying get bumpy?

The Federal Reserve last month laid out a timetable to slow the pace of its bond purchases throughout the year. The central bank, which had been soaking up $85 billion a month in Treasurys and mortgage-backed securities since late 2012, plans to reduce the pace of purchases by $10 billion at each meeting until it is no longer buying bonds at year-end.

Few of the Fed’s forecasts have proceeded according to plan during the course of the sharp economic downturn and choppy recovery, a fact that Fed officials now openly acknowledge. “We have been disappointed in the pace of growth, and we don’t fully understand why,” Fed Chairman Ben Bernanke said at his final news conference last month.

The central bank last year spent more than six months signaling its intent to wean the economy off a third round of bond buying, and the prospect upset markets at just about every turn. Now it’s only in the first stage of that process. Even if the tapering is smooth, the Fed could spend much of the year grappling with the prospect of raising its interest-rate target as early as 2015.

4. Will housing adjust easily to higher interest rates?

The housing sector started last year on a high note. It ended the year facing mounting worries about higher interest rates, supply constraints, tight credit and a host of other problems.

Sales of previously owned homes have slipped every month since July, according to the National Association of Realtors. That coincides with the surge in borrowing costs across the economy amid the Fed’s signals about its bond buyingprogram.

Lawrence Yun, the trade group’s chief economist, expects the average 30-year fixed-rate mortgage to hit 5.5% at year-end, up from 4.5% late last year and 3.5% in the first half of 2013. That is a sharp run-up in a short period of time, one that could harm affordability and spook even more buyers.

5. Will the rest of the world cooperate?

Once the U.S. economic recovery started in 2009, other parts of the world began to struggle in their own ways.

Europe fell into a debt crisis. Japan faced a natural disaster. Emerging markets, once the bright spots on the global landscape, lost their glow. Political crises from Italy to Egypt to Thailand raised the prospect of more global unrest.

The world got by in 2013 with fewer confidence-shaking moments than in prior years, but the vulnerabilities haven’t disappeared. “It’s not a great story anywhere, though it’s more hopeful than it has been,” said Jerry Webman, chief economist at OppenheimerFunds.

The relatively stable global outlook must continue if 2014 is to be the kind of economic year Americans have been hoping for throughout the recovery.

Write to Sudeep Reddy at sudeep.reddy@wsj.com

2014 Housing Forecast…

I do believe as a Realtor and an Economist that Rick Turley, who is the President of Coldwell Banker SF Bay Area, has effectively communicated in this article what could very well be our scenario for the housing market in the Silicon Valley in 2014.  Now no one can definitively prognosticate what will be, but as history does repeat itself and economics has a factual basis to it’s analysis I very much agree with his editorial as posted here. The one caveat being….the sales price of a home is only what a buyer is willing to pay for it and a seller is willing to relinquish it for… with interest rates rising due of the Fed’s drop in Bond buying we will have to wait to see what the market will bear.

Four Reasons 2014 Could Be A Very Strong Year for Local Housing Market

 

Happy New Year! As we kick off 2014, it’s a good time to take a look at what might be in store for the local housing market in the coming year. While I don’t claim to have a crystal ball, I feel very optimistic about the potential for a strong housing market in 2014.

The Wall Street Journal reported this week that home prices across the country ­ – but especially in Silicon Valley and other parts of the Bay Area – have zoomed back to near record territory. Valuations jumped 25% or more in some communities over the past year, nearing or even exceeding their pre-recession highs. Prices in Palo Alto are nearly 40% above their 2007 peak, one of the largest gains in a recent survey.

So what do we do for an encore in 2014? I see four major reasons why the Bay Area’s housing market will continue to be strong in the coming year:

1. A robust local economy. The Bay Area economy is one of the strongest in the country. Silicon Valley, the Peninsula and San Francisco are the high-tech, Internet, VC and social media centers of the world. CNNMoney’s tech job forecast for 2014 is “Hot and Getting Hotter.” Tech job site Dice.com reports that 55% more employers — a record high — say they’re ready to hire a large numbers of techies, up from 42% in the second half of 2013. These well-paid knowledge workers will provide an even stronger, better-capitalized pool of buyers for our housing market in the coming year.  Just noted in USA Today, the bay area’s fourth largest city, Fremont, has seen a  return to a strong housing market, and is regarded as one of the best run cities in the country.  http://usat.ly/1crnbWi   From the Wine Country in Sonoma, south to Carmel and Pebble Beach, and across to Livermore, we are fortunate to have healthy, diverse, and prosperous cities and towns in our nine Bay Area counties.

2. Supply and demand. While the demand side of the equation was extremely strong last year with buyers out in force, the supply continued to be historically low. This resulted in prices getting bid up in multiple-offer situations and many would-be buyers walking away empty-handed.  No one knows for sure what will happen to inventory in the coming year, but our agents are telling us more listings are expected in the coming weeks. I suspect homeowners are reading the same news stories we are and seeing that prices have been shooting higher, and they may finally be ready to cash in. Rising prices also change the dynamics for many homeowners who had been underwater in their mortgage as recently as six months or a year ago and weren’t in a position to sell. With prices jumping, many of these homeowners now have positive equity once again and have the option of selling and walking away with cash for the first time in years.

3. Interest rates. Interest rates remain historically low, but make no mistake about it: They are moving higher once again. Some economists are forecasting mortgage rates could rise a full percentage point before the year is over. This is a clear wakeup call for those buyers who have been on the sidelines waiting for the perfect time to get into the market. The time is right now before mortgage rates move higher.  An increase of just one percentage point on a $500,000 mortgage adds $300 to a monthly payment or $3,600 a year. Buyers know that and will be rushing to beat the next rate hike.

4. Increasing costs of renting.  As the Bay Area economy comes roaring back from recession, available apartments are drawing long lines of potential tenants and rents are spiraling higher, according to a recent story in the San Francisco Chronicle. “Rents in San Francisco are escalating at breakneck clips this year, largely driven by an influx of tech workers. Oakland and San Jose likewise are seeing steep run-ups,” the article notes. Median asking rents for San Francisco apartments listed on www.livelovely.com hit a record $3,398 in the third quarter, up 21 percent from 2012, according to the Chron. Such huge rent increases continue to make buying a home a better financial proposition. My sense is that buyer demand will only increase in the new year as renters see their personal economy improving with a better job market and higher salaries.

Three of the four above are particularly unique to our Bay Area.  Few cities around the US have this same alignment of economic conditions. NAR is predicting growth in the 5+% range across the nation in 2014 and I feel that number is conservative for us.  Every one of our offices expect a strong first quarter as some new inventory comes to the marketplace.