Five tips to follow to get your lowball offer accepted

It’s like clockwork – something bad happens that could potentially affect the real estate market, and buyers think it’s their time to start snagging up homes for dimes on the dollar. Investors buyers make a good living buying up real estate for wholesale prices and they consistently make up a small segment of purchasers. Unfortunately, that doesn’t mean that YOU, a traditional retail buyer, have what it takes to dabble in the play-space with the investors just because you think you’re in the driver’s seat.

Mind you, this post came about because colleagues were having a discussion about the topic recently as the buyers have all gotten it into their heads that this is the time that the market has fallen apart and real estate is obviously 50% off this summer. What do we need to tell our buyers that they may not be in a position to make such bargains, but if the situation were to present itself, what would they, or YOU, need to do to be ready for the deal of a lifetime.

There is a level of preparation, and knowledge, that is required to successfully negotiate a deal that is a significantly great deal. You will need to already know everything that there is to learn about that particular house. Not just houses in general. Houses in that neighborhood and of the same age. For your particular house you’ll need to know its history, potential problems that will come up, and things that the house will need.

This will not be the normal way you will go out and buy a home on the retail market. How do you know if you are shopping retail and not wholesale? Are you concerned about the results of a home inspection, and maybe you even want the seller to buy you a warranty? Are you getting an FHA, or a VA loan with a low-down-payment? Did you bring your parents, or other family members to come “take a look” at the house you’re thinking of buying? These are all indicators that you’re buying retail.

So what do you need to do to convince a seller that you’re a wholesale buyer that can make their problems go away?

Qualify yourself

You’re competing with other investors. Remember your seller could select another wholesale offer at the same price as you’ve offered. You’re going to want to make it clear that you have experience owning homes like this before. You know what service issues there are on houses this age, what those kinds of things cost, hidden time bombs, and the like. You know what you’re doing, and you’re the easiest person to sell to.

At the same time, you’re disqualifying everyone else who may NOT know what they’re doing. People who might come back with inspection issues, ask for credits for repairs, or even cancel the deal. Make your seller comfortable that this sort of thing doesn’t come along when doing a deal with you. The only thing that you’re concerned about is the price.

Volunteer commitment

You will want to say “I will pay this much for this house.” Not “I’ll probably…” or “After it all checks out…” or “Well if we can get through all this and eventually…” No. You want to deliver the message with absolute clarity that if you get the price you’ve settled upon, that you are ready to commit and close.

Eliminate your own outs

Once you’ve put it out there that you’re interested in the house for your price, you should be past the time when you need to “take another look,” “bring over another inspector,” “talk to your wife,” or worse “talk to the partners.” This is not to say that you shouldn’t do your due diligence. However you should have learned all that you need to know long before now. Bring your inspector during your first showing or second. You should already know that in the subdivision you’re looking within has cast iron waste lines from the 1960’s and that they’re all going bad right about now. You should already know that the old looking roof is going to cost $12,000 to replace with shingles or $25,000 with new tile.

Close quickly

There is nothing more satisfying, and exciting, than knowing that you have negotiated the deal of a lifetime. You need to have what is necessary to close the deal quickly. Your line of credit should have been arranged long ago, or the cash should already be in your bank. Remember, at this price, if the seller gets wind of a better offer coming, you could get dropped like a hot potato. Eliminate your competition.

Do not complain

You have eliminated your opportunity to keep asking questions. You can carry on friendly conversation, but make it clear that if the seller accepts your offer, they will not hear back from you, or your lawyers, ever again. Anything bad may, and probably will, but you’ve made it explicitly clear that this is the last that we will ever be interacting again.

If you’ve seen those home-made flyers stapled to light-poles all over your neighborhood that start of with “We buy ugly houses…” or “Cash for homes…” these are the guys you are competing with.  With a level of preparedness, it’s possible that you too, can work out a wholesale deal of a lifetime.

 

2020 Outlook: Real Estate Market Forecast

We’re in the midst of the longest economic expansion in U.S. history, and economists think there’s still room to grow. A recent survey by the National Association for Business Economics found that experts believe the U.S. economy will remain positive throughout 2020.1

Still, given that recessions are a natural (and necessary) part of a business cycle, we know this period of growth will inevitably end. So you may be wondering … how will an eventual recession impact the real estate market?

Many Americans assume a recession would lead to a decline in housing prices like we saw during the Great Recession of 2008. But the real estate market crash we experienced wasn’t typical. In fact, the last recession wasn’t typical at all. It was the worst economic downturn since the Great Depression of the 1930s.

ATTOM Data Solutions analyzed real estate prices during the last five recessions and found that, in the majority of cases, home prices actually went up. Only twice (in 1990 and 2008) did prices decline, and in 1990 it was by less than one percent.2

So what can historical precedent—combined with today’s data—tell us about the future of real estate? Here’s where experts predict the housing market is headed in 2020 and beyond.

HOME PRICES WILL KEEP RISING

Economists predict U.S. housing prices will continue to rise, regardless of a recession. In fact, property data firm CoreLogic forecasts a faster rate of growth for home prices in 2020 than we saw in 2019, with the biggest gains at the lower end of the market.3

Arch MI Chief Economist Ralph DeFranco expects entry-level home prices to increase faster than incomes this year, making it even more difficult for many first-time buyers to afford to enter the market.4

“Low interest rates and a shortage of starter homes will continue to push up prices,” predicts DeFranco. “This is especially the case for lower price points, since builders have tended to focus on more expensive, higher-profit houses and less on replenishing low inventories of entry-level homes.”4

“Real estate is on firm ground with little chance of price declines,” said National Association of Realtors Chief Economist Lawrence Yun. “However, in order for the market to be healthier, more supply is needed to assure home prices as well as rents do not consistently outgrow income gains.”5

What does it mean for you? If you have the ability and desire to buy a home now, don’t let a fear of recession or falling prices hold you in limbo. Economists expect home values, as well as rent prices, to continue rising. So you’ll likely pay more the longer you wait.

INVENTORY CONSTRAINTS WILL CONTINUE

According to Redfin, Americans are staying in their homes longer. In 2019, the average homeowner had resided in their home for 13 years, up from just eight years in 2010. That means there are fewer homes available today for those who want to buy.6

It’s possible that an increase in new construction could offer some relief. The National Association of Realtors (NAR) expects single-family housing starts to total one million this year, the highest level since 2007. And NAR Chief Economist Lawrence Yun predicts the average price of new construction will decline slightly as builders shift to building smaller, more affordable homes.7

However, these efforts may not be enough to meet current demand. “Despite improvements to new construction and short waves of sellers, next year will once again fail to bring a solution to the inventory shortage,” predicts Realtor.com Senior Economist George Ratiu. “In 2020, we expect inventory to struggle to grow and could instead reach a historic low level.”8

What does it mean for you? If you’re looking to buy a starter home, be prepared to compete for the best listings. Start your search early, and if you’re up against a deadline (like a new baby), build in plenty of time to find the right home. We can help you assess your options, including new construction and up-and-coming developments.

MORTGAGE RATES WILL REMAIN LOW

Mortgage rates have declined more than a full percentage point since November 2018, when they hit a recent peak of 4.94%.9 The Mortgage Bankers Association predicts rates will remain low, at around 3.7%, through mid-2021.10

While it may not seem significant, on a $200,000 30-year fixed-rate mortgage, that lower rate means buyers could save around $145 on their monthly payment and more than $52,000 over the life of their mortgage. Lower mortgage rates make homeownership more accessible and affordable for buyers.

Although economists expect mortgage rates to stay low, they caution against waiting to act. Economic factors, shifts in supply and demand, or unforeseen impacts of the November election could cause rates to rise unexpectedly. “We recommend borrowers with long-term plans of staying in their homes to lock in a low rate now because there’s no telling how long these low rates will last,” warns Preetam Purohit, a capital markets trader at Embrace Home Loans.11

What does it mean for you? If you’re looking to buy a home, act soon to lock in a historically low mortgage rate. It will minimize your monthly payment and could save you a bundle over the long term. And if you plan to stay in your current home for a while, consider whether it makes sense to refinance your mortgage at today’s lower rates.

MILLENNIALS WILL DRIVE THE MARKET

Millennials are expected to account for more than half of all mortgages this year, outnumbering Generation X and Baby Boomers combined. It’s not surprising, considering their age and stage of life. In 2020, the largest cohort of millennials will turn 30, and the oldest millennials will turn 39.8

“Family changes tend to drive home-buying decisions,” explains Realtor.com Chief Economist Danielle Hale. “Millennials are going to be active in the housing market not just because they’re just at the age when they’re thinking about becoming first-time home buyers, but they’re also in the age range when they’re having kids.”12

Younger millennials flocked to urban centers that offered easy access to work, shopping, and restaurants. But high prices, lack of square footage, and subpar schools are driving millennials out to the suburbs as they begin to marry and expand their families.

In response, a new model for suburban living has emerged. “Hipsturbias,” or mixed-use communities that bring the live/work/play concept to the suburbs, were recently named one of the top real estate trends for 2020 by the Urban Land Institute.4

What does it mean for you? If you’re a millennial who has been priced out of urban living or is looking for more space for your growing family, a number of suburbs in our area have a lot to offer. We can point you towards the communities that will best meet your needs. And if you’re a homeowner with plans to sell, give us a call. We know how to market your home to millennials … and can help you sell quickly for top dollar by appealing to this leading market segment!

WE’RE HERE TO GUIDE YOU

While national real estate numbers can provide a “big picture” outlook, real estate is local. As local market experts, we can guide you through the ins and outs of our market and the issues most likely to impact sales and home values in your particular neighborhood.

If you’re considering buying or selling a home in 2020, contact us now to schedule a free consultation. We’ll work with you to develop an action plan to meet your real estate goals this year.

START PREPARING TODAY

If you plan to BUY this year:

 

  1. Get pre-approved for a mortgage. If you plan to finance part of your home purchase, getting pre-approved for a mortgage will give you a jump-start on the paperwork and provide an advantage over other buyers in a competitive market. The added bonus: you will find out how much you can afford to borrow and budget accordingly.
  2. Create your wish list. How many bedrooms and bathrooms do you need? How far are you willing to commute to work? What’s most important to you in a home? We can set up a customized search that meets your criteria to help you find the perfect home for you.
  3. Come to our office. The buying process can be tricky. We’d love to guide you through it. We can help you find a home that fits your needs and budget, all at no cost to you. Give us a call to schedule an appointment today!

If you plan to SELL this year:

  1. Call us for a FREE Comparative Market Analysis. A CMA not only gives you the current market value of your home, it will also show how your home compares to others in the area. This will help us determine which repairs and upgrades may be required to get top dollar for your property, and it will help us price your home correctly once you’re ready to list.
  2. Prep your home for the market. Most buyers want a home they can move into right away, without having to make extensive repairs and upgrades. We can help you determine which ones are worth the time and expense to deliver maximum results.
  3. Start decluttering. Help your buyers see themselves in your home by packing up personal items and things you don’t use regularly and storing them in an attic or storage locker. This will make your home appear larger, make it easier to stage … and get you one step closer to moving when the time comes!

 

Sources:

  1. NBC News –
    https://www.nbcnews.com/business/economy/what-impending-recession-new-survey-shows-most-people-think-they-n1098511
  2. Curbed –
    https://www.curbed.com/2019/1/10/18139601/recession-impact-housing-market-interest-rates
  3. HousingWire –
    https://www.housingwire.com/articles/corelogic-expects-home-prices-to-do-this-in-the-next-12-months/
  4. Forbes –
    https://www.forbes.com/sites/alyyale/2019/11/15/2020-housing-outlook-expert-predictions-for-mortgage-rates-home-prices-tech-and-more/#343ea4522935
  5. National Association of Realtors –
    https://www.nar.realtor/newsroom/expect-continued-economic-growth-slower-real-estate-price-gains-and-small-chance-for-recession-in
  6. Redfin –
    https://www.redfin.com/blog/homeowners-staying-in-their-homes-longer/
  7. HousingWire –
    https://www.housingwire.com/articles/builders-are-coming-to-the-housing-markets-rescue/
  8. com –
    https://www.realtor.com/research/2020-national-housing-forecast/
  9. YCharts –
    https://ycharts.com/indicators/30_year_mortgage_rate
  10. MBA Mortgage Market Forecast November 2019 –
    https://www.mba.org/news-research-and-resources/research-and-economics/forecasts-and-commentary
  11. Dallas Morning News –
    https://www.dallasnews.com/sponsored/real-estate/2019/11/23/experts-predict-where-mortgage-interest-rates-land-in-2020/
  12. com –
    https://www.realtor.com/news/trends/biggest-changes-coming-in-2020-real-estate-and-tips-for-buyers-and-sellers/

 

 

 

 

 

 

 

 

 

 

 

 

Everything You Need to Know About iBuyers and the “Instant Cash Offer”

Technology is changing the way we do almost everything, and real estate transactions are no exception. In fact, a new crop of tech companies wants to revolutionize the way we buy and sell homes. iBuyer startups like Opendoor, Offerpad, and Properly are rapidly expanding into new territories, and now established players, like Zillow, are starting to get in on the action. Also known as Direct Buyers, these companies use computer algorithms to provide sellers with a quick cash offer to buy their home.

While the actual market share of iBuyers remains small, their big advertising budgets have helped create a noticeable buzz in the industry. This has left many of our clients curious about them and how they work. In this article, we explain their business model, weigh the pros and cons of working with an iBuyer, and share strategies you can use to protect yourself if you choose to explore this new option to buy or sell your home.

FIRST, HOW DOES THE iBUYER PROCESS WORK?

While each company operates a little differently, the basic premise is the same. A seller (or seller’s agent) completes a brief online form that asks questions about the size, features, and condition of the property. Some also request digital photos of the home.

The iBuyer will use this information to determine whether or not the home fits within their “buy box,” or set of criteria that matches their investment model. They are generally looking for houses they can easily value and “flip.” In most cases, their ideal property is a moderately priced, single-family home located in a neighborhood with many similar houses. The property shouldn’t require any major renovations before listing.1 These qualities make it easier to assess value (lots of comparable sales data) and help to reduce risk and minimize carrying costs.

Once the iBuyer has used their algorithm to determine the amount they are willing to pay, they will email an offer to the seller, usually within a few days. The offer should also disclose the company’s service fee, which is typically between 7% and 12% of the purchase price.2

If the seller accepts, an in-person visit and inspection are scheduled. The iBuyer will ask for a reduction in price to cover any defects they find during the process. Once the sale closes, they will make the necessary updates and repairs and then resell the home on the open market.

WHAT ARE THE PROS AND CONS OF SELLING TO AN iBUYER?

Of course, the biggest benefit of selling your home to an iBuyer is convenience. For some homeowners, the stress and disruption of preparing and listing their home can feel overwhelming. And what busy family with kids and pets wouldn’t want to skip the hassle of keeping their house “show ready” for potential buyers? Additionally, many sellers like the predictability of a cash buyer and the flexibility to choose their closing date.

However, this added convenience does come at a cost. An iBuyer is an investor looking to make a profit. So their purchase offer is usually below true market value. When you tack on service fees of up to 12% and deductions for updates and repairs, studies show that sellers who work with iBuyers net a lower amount than those that list the traditional way.3

In fact, a MarketWatch investigation found that transactions involving iBuyers net the seller 11% less than if they would have sold their home with an agent on the open market.2

WHAT ARE THE PROS AND CONS OF BUYING FROM AN iBUYER?

Buying a home from an iBuyer is a lot like buying a home from any investor. The pros are that it’s usually clean, neutral, and moderately updated. You’ll often find fresh paint and modern finishes. And because it’s uninhabited (no one is living there), you don’t have to work around a seller’s schedule to see the home.

However, there are some pitfalls to avoid when working with iBuyers. Speed is of the essence, so sometimes the renovations are rushed and the quality can suffer. Also, their investment margins don’t leave much room for negotiating a price reduction or additional repairs. That leaves buyers —who have already invested hundreds of dollars in an inspection—little recourse if any issues are uncovered.4

That’s one of the reasons we always recommend viewing properties with an agent. During your visit, a real estate professional can point out any “red flags” at the home, provide background information about the neighborhood, and help you assess its true market value. That way, you don’t invest time and money in a high-risk or overpriced property. Safety is also a concern. Some companies allow buyers to access their homes via a smartphone app. While it may seem convenient, it provides an easy way for squatters and others to enter the home illegally.5

Luckily, since most iBuyers (and traditional sellers) pay a buyer agent’s commission, you can benefit from the guidance and expertise of a real estate professional … at no cost to you!

HOW CAN I PROTECT MYSELF IF I CHOOSE TO WORK WITH AN iBUYER?

While it may seem like the “quick and easy” way to go, working with an iBuyer can present some unique challenges. For example, they are notorious for presenting a strong initial purchase offer and then whittling it down with a long list of costly updates and repairs once they complete their inspection.2 And unlike a traditional buyer who is incentivized to make a deal work, iBuyers can easily walk away if you don’t meet their demands.

Just like you wouldn’t go to court without a lawyer, you shouldn’t enter into a real estate transaction without an advocate to represent you. Having a professional agent on your side can be especially important when negotiating with an iBuyer. Remember, they employ sophisticated representatives and a team of lawyers who are focused on maximizing their profits, not yours. You need someone in your corner who has the skills and knowledge to ensure you get a fair deal and who understands the terms of their contracts, so you don’t encounter any unpleasant surprises along the way.

Overall, we think the emergence of new technology that helps to streamline the real estate process is exciting. And if we believe a client can benefit from working with an iBuyer, we present it as an option. But there is—inevitably—a cost to the convenience. After all, most iBuyers eventually list the properties they acquire on the open market, which is still the best place to find a buyer if you want to maximize the sales price of your home.

EXPLORE YOUR OPTIONS

Do you want to learn more about iBuyers and other options currently available in our area to buy or sell your home? We can help you determine the best path, given your unique circumstances. Contact us to schedule a free, no-obligation consultation!

Sources:

  1. The Dallas Morning News –
    https://www.dallasnews.com/business/real-estate/2019/07/11/so-called-ibuyer-real-estate-firms-pitch-programs-to-buy-your-house-help-you-hunt-for-another/
  2. MarketWatch –
    https://www.marketwatch.com/story/selling-your-home-to-an-ibuyer-could-cost-you-thousands-heres-why-2019-06-11
  3. Forbes –
    https://www.forbes.com/sites/alyyale/2019/08/16/study-shows-ibuyers-cost-home-sellers-thousands-is-convenience-worth-the-price/#697ac0c42269
  4. US News & World Report –
    https://realestate.usnews.com/real-estate/articles/what-to-expect-when-buying-a-home-from-an-ibuyer
  5. Inman –
    https://www.inman.com/2019/09/11/police-arrest-couple-found-squatting-in-opendoor-home-with-their-kids/

National Snapshot: What’s Ahead for Real Estate

The U.S. unemployment rate is at a 50-year low, and consumer confidence remains high. In fact, the University of Michigan’s latest Surveys of Consumers found that Americans have their most positive personal finance outlook since 2003.1

However, if you follow national news, you’ve probably heard speculation that we could be headed toward a recession. Global trade tensions and a slow down in the GDP growth rate has sparked volatility in the stock market, leading to economic uncertainty.

Given these differing signals, you may be wondering: How has the U.S. housing market been impacted? Where is it headed? And more importantly … what does it mean for me?

MORTGAGE RATES ARE NEAR HISTORIC LOWS

In August, Freddie Mac reported that the average 30-year fixed mortgage rate hit its lowest level since November 2016, falling to 3.6%, down a full percentage point from a year earlier.2 Variable mortgage rates also fell when the Federal Reserve cut interest rates at the end of July for the first time since 2008.3

This was welcome news for many in the real estate industry. Freddie Mac predicts that low interest rates and a robust job market will help the housing market remain strong despite the threat of recession.

“There is a tug of war in the financial markets between weaker business sentiment and consumer sentiment,” said Sam Khater, Freddie Mac’s chief economist. “Business sentiment is declining on negative trade and manufacturing headlines, but consumer sentiment remains buoyed by a strong labor market and low rates that will continue to drive home sales into the fall.”2

What does it mean for you?

If you’re looking to buy a home, now is a great time to lock in a low mortgage rate. It will shrink your monthly payment and could save you a bundle over the long term. Or if you plan to stay in your current home for a while, consider whether it makes sense to refinance your mortgage at today’s lower rates.

PRICES CONTINUE TO RISE AT A MODEST PACE

According to the S&P CoreLogic Case-Shiller Indices, housing prices continue to rise. But the rate at which prices are rising is slowing down. For May 2019, the National Home Price Index rose by 3.4%, down from 3.5% the previous month.4

Of course, national averages often don’t present the whole picture. Some markets have seen modest declines, while other areas are witnessing double-digit increases. The key differentiating factor in most cases? Housing affordability.5

Since 2012, home prices have increased at about three times the pace of wages, according to National Association of Realtors chief economist Lawrence Yun.6

“Housing unaffordability will hinder sales irrespective of the local job market conditions,” said Yun. “This is evident in the very expensive markets as home prices are either topping off or slightly falling.”5

But what about all this talk of a recession? Will we see housing values plummet like they did in 2008? Economists say no.

If we look at history, the real estate crash experienced during the Great Recession isn’t typical.

The recent Housing and Mortgage Market Review report from Arch Mortgage Insurance provides data to support this. “What we found is that the next recession is likely to be far less severe on the housing market than the last one. It’s not that this time is different; it’s that last time was really different from historic norms.”6

“A large decline in national home prices is unlikely in the next recession,” Arch economists write. “A persistent housing shortage should help cushion home price declines.”6

What does it mean for you?

If you have the ability and desire to buy a home now, don’t let the threat of a recession hold you in limbo. The market is cyclical, and it will experience ups and downs. But over the long term, real estate has consistently proven to be a good investment.

 

 

STARTER INVENTORY REMAINS TIGHT WHILE LUXURY MARKET SOFTENS

As we’ve seen in the past, it’s become a tale of two sectors.

The low-end of the market remains highly competitive as buyers compete for affordable housing. A lack of new construction during the last recession led to an undersupply of starter homes. This trend continues—despite growing demand—due to a lack of skilled workers, rising land and material costs, and a slow permitting process in many areas.7

The result? There’s a shortage of homes for sale that Americans can actually afford to buy.

The luxury market, on the other hand, has softened. Economic uncertainty, changes to tax laws, and rising prices have slowed demand. Plus, to recoup their higher costs, builders flocked to this segment—causing an overabundance of supply in some areas.

“If you’re selling an entry level home, you’re probably still looking at a pretty competitive market in most places,” according to Danielle Hale, chief economist at Realtor.com. “But if you’re selling a more expensive home you probably have to adjust your expectations.”8

What does it mean for you?

Move-up buyers, you’re in luck! If you’re ready to trade in your starter home for something more luxurious, you may get the best of both sectors. We’re still witnessing strong demand for entry-level homes, giving sellers the upper hand. At the same time, buyers of high-end homes are finding a greater selection (and more negotiating power) than they’ve had in years.

INVESTORS ARE BUYING HOMES AT RECORD LEVELS

There’s one group that hasn’t been slowed down by lack of affordability or economic uncertainty: investors.

According to CoreLogic, investors are purchasing homes at a record pace. In 2018, the share of U.S. homes bought by investors reached 11.3%—the highest level since the company began tracking nearly 20 years ago.9

Notably, this increased activity wasn’t led by institutional investors, but instead by small and individual investors focused on the starter-home segment.7 Declining interest rates and an uncertain stock market has led investors to flock to real estate as they seek out greater stability and higher returns.

“With declining mortgage rates … they’re searching for a better return for their money,” said NAR chief economist Lawrence Yun.10

What does it mean for you?

If you’re looking for a way to “recession proof” your money, you might want to consider investing in real estate. People will always need a place to live, and (unlike the stock market) a rental property can provide a steady source of cash flow during uncertain economic times.

WE’RE HERE TO GUIDE YOU

While national real estate numbers can provide a “big picture” outlook, real estate is local. As local market experts, we can guide you through the ins and outs of our market and the issues most likely to impact sales and home values in your particular neighborhood.

If you have specific questions or would like more information about how market changes could affect you, contact us to schedule a free consultation. We’re here to help you navigate this shifting real estate landscape.

Sources:

  1. University of Michigan Surveys of Consumers – http://www.sca.isr.umich.edu/
  2. Freddie Mac – https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-drop-significantly?_ga=2.29332539.689041222.1565464527-928629548.1565464527
  3. CNN – https://www.cnn.com/2019/07/31/business/fed-rate-cut-july-meeting/index.html
  4. S&P Dow Jones Indices – https://us.spindices.com/documents/indexnews/announcements/20190730-965771/965771_cshomeprice-release-0730.pdf?force_download=true
  5. National Association of Realtors – https://www.nar.realtor/newsroom/metro-home-prices-increase-in-91-of-metro-areas-in-second-quarter-of-2019
  6. Forbes – https://www.forbes.com/sites/alyyale/2019/04/18/with-a-recession-looming-is-now-the-time-to-sell-your-home/#7d3a21665bce
  7. CNN – https://www.cnn.com/2019/08/09/economy/mortgages-home-buyers/index.html
  8. Forbes – https://www.forbes.com/sites/carolinefeeney/2019/07/01/halfway-into-2019-how-is-the-housing-market-holding-up/#7e656e3ec5d8
  9. CoreLogic – https://www.corelogic.com/blog/2019/06/special-report-investor-home-buying.aspx
  10. Fox Business – https://www.foxbusiness.com/economy/investors-snapping-up-homes-at-record-levels

June 2017 Market Stats

Market Stats for June 2017 – Broward County – Single Family Homes and Condominiums

Prices for homes and condos in Broward County are up YTY for June, while closed sales are down.  We attribute the lower number of sales to tight inventory along with quality issues.  Backing up this theory is the slight decline in market time.  List price to sale price ratio remains tight at 96% – no change YTY.   It’s a sellers market for single family homes with under four months supply of inventory.  The condo market is more balanced, with six months supply, however figures are skewed with plenty of junk on the market and quality homes still selling in a matter of weeks.

Fort Lauderdale Housing Market

My Market Insider provides a wealth of information that will help you better understand the factors that impact the real estate market. Consider this page your reference library for resources, tips, and techniques.  Whether you’re a buyer or seller, the knowledge you gain will help put you in control of your real estate transactions.  Gain valuable insight into a community by looking at household incomes, crime risk, education levels attained, and potential for extreme weather. Use the map to locate points of interest like shopping, restaurants, and healthcare services.

These reports are updated in real time and broken down by neighborhood throughout Fort Lauderdale and surrounding communities.

I can provide a more in-depth analysis for a particular neighborhood.  Contact me if I can share anything with you.

Downtown Fort Lauderdale and the Las Olas Isles – zip code 33301

Near North, Victoria Park, Middle River, Central Beach – zip code 33304

Wilton Manors to the southern Corals – zip code 33305

Southeast Oakland Park – zip code 33306

Coral Ridge Country Club, Bay Club, the northern Corals and Imperial Point – zip code 33308

North Fort Lauderdale and Central Oakland Park – zip code 33334

West Fort Lauderdale and West Wilton Manors – zip code 33311

Lauderdale West, South Fort Lauderdale, Riverside, Lauderdale Isles – zip code 33312

Downtown South, Marina Mile and Fort Lauderdale Airport – zip code 33315

Rio Vista, Lauderdale Harbours, Harbor Beach – zip code 33316

 

ftl-zip-map

 

Hesitant to sell in today’s market because you’d also have to buy? Not so fast…

Conventional wisdom has it that when you sell, and might buy in the same market, you’ll be buying in the same market conditions as well. You’d be mostly right, but not always. It pays to have a grasp of what’s happening in different segments of the market and take advantage when conditions are right.

At the moment, the South Florida market is pretty hot. Single family home inventory is low and good inventory sells quickly – often with multiple bidders. If you’re trying to buy in the “Sweet Spot” right now – between $300,000 and $500,000 – you’re probably having challenging time. It’s even more competitive if you’re shopping for a single family home below $300,000 – the market is best described as “insane.”

But what if you’re in a position to “move up?”

You bought your current home a few years ago or more, and you’ve taken great care of it. Today you find yourself seeking more space, perhaps a pool, or more bedrooms? Your current home that you bought for $250,000 is now in that magical sweet spot and should sell for $400,000 – that would be amazing, wouldn’t it? Except you’re worried that selling at the top of the market means that you’ll also be buying at the top of the market? Maybe not so. This is why having an expert in in the market can pay big dividends for you.

That new home priced between $500,00 and $700,000 might be a pretty good deal right now. The market for homes priced higher than yours is not as hot. Sluggish even? Check out the stats…stats1

 

Your current home priced between $300,000 and $500,000 is clearly in the heart of “Seller’s Market” territory.  However take a look a that $500,000 to $700,000.   Almost into “Buyer’s Market” territory.

 

 

 

 

stats2

Check out the next slide.  Non-distressed homes priced between $500,000 to $700,000 are even further into the “Buyer’s Market” territory.  See what I mean?  There’s opportunity here for a buyer in just the right situation.  Could that be you?

 

 

 

 

Check out the last slide:   Current market conditions are favorable in several price ranges to take advantage stats3of a hot market to sell in, and a sluggish market to buy in.  Despite the lower total number of sales in the $200,000 to $300,000 price range, the number is primarily due to lack of decent inventory.  Price increases in the same range are steep.  So if you’re ready for a leap into the $500,000 to $700,000 price range, moving up from nearly any price point is advantageous.

The same can be said for moving from $750,000 into any price point over $1-million.  If you might be interested in a condominium priced over $1-million the market is truly your oyster.  Sluggishness in the new-construction market has caused developers to offer a slew of new incentives to capture a dwindling number of buyers that are interested in luxury condos.

I have more information available and if there’s a particular segment of the market that you are interested in, please reach out.  I’d be pleased to share what I have.

 

 

 

Florida has 4 of top 10 retirement cities

From the website Wallet Hub: The financial website rated 150 U.S. cities on affordability, health care, activities and quality of life. Of 11 Fla. cities in Retirementthe study, all ranked above average.

According to WalletHub, its analysts compared the affordability, quality of life, health care and availability of recreational activities in the 150 largest U.S. cities. They used a data set of 31 key metrics that ranged from “cost of living” to “public-hospital rankings” and “percentage of the 65 and older population.”

Top 10 retirement cities in the U.S.

1. Orlando
2. Tampa
3. Scottsdale, Ariz.
4. Miami
5. Sioux Falls, S.D.
6. Las Vegas
7. Cape Coral
8. Atlanta, Ga.
9. Minneapolis
10. Los Angeles

Other Florida city rankings

13. Fort Lauderdale
15. Port St. Lucie
21. St. Petersburg
26. Pembroke Pines
40. Hialeah
63. Tallahassee
68. Jacksonville

WalletHub provides an example of its rating system – individual trait rankings that, when combined, provide a total score by city:

Retirement-friendliness of Orlando (1=Best; 75=Avg.)

No. 70 – Adjusted cost of living
No. 42 – Annual cost of in-home services
No. 21 – Number of recreation & senior centers per capita
No. 19 – number of adult volunteer activities per capita
No. 27 – Emotional health
No. 43 – ‘Mild weather’ ranking
No. 1 – Number of home-care facilities per capita

For the full report, visit WalletHub’s website.

Economic outlook for Broward County

Related ApartmentAt Keller Williams we pride ourselves on watching the market very carefully to be able to advise our clients to the best of our ability.  To that end I’ve been examining the economic outlook for Broward County and its impact on both our residential and commercial real estate market.

Demand and rents soar

Growing payroll and a new wave of relocations from outside Florida are major contributing factors to a thriving multi-family sector in Broward County.   This year more than 18,500 new jobs were created in Broward County; mostly in the private sector.

Tenant demand continues to rise in the midst of a new construction cycle, forcing rents upward throughout our market.

For the first time since 2000 there is a short supply of single-family houses and apartments for rent.

Related Group—which is the largest development company in the region—has plans that include more than $1-billion in new development for thousands of apartments in Davie, Pembroke Pines, Plantation and Fort Lauderdale.  Nearly 900 units are being developed in the Fort Lauderdale sub-market.Vacancy Rate by Sub market

Vacancy rates in the county are around 4.7%.  The Broward County apartment sector ended the third quarter of 2014 with the second lowest vacancy rate among the three South Florida counties.  The average rent is projected to go up to $1,311 per month.

Capital continues to rush into the apartment sector.  Small private investors are dominant in the market thanks to acquisition debt available at higher leverage.

Fannie Mae and Freddie Mac continue to underwrite 5, 7 and 10 year loans and offer maximum leverage of at least 80% in most markets.  The interest rates are historically low.

Here is some other important information:  Do you know that in October, the Fort Lauderdale metropolitan area was named a hot spot among the nation’s top college towns for multi-family investment?

We’ve got incredible opportunity for growth in Fort Lauderdale.  I believe that in six to seven years Fort Lauderdale will be one of the hottest areas in the 12.12-InfoGraphiccountry.

Why are these statistics important?  Because I want to convey to my clients that whether they are considering a house to live in, or an acquisition of an investment property, that we will be facing a housing shortage in a few years.  Today’s interest rates could not be more attractive and prices here in Fort Lauderdale and Broward County are still remarkably affordable.

 

 

 

 

 

 

Florida leads nation in cash-only home sales

The Florida Association of Realtors posted an interesting article yesterday about the number of sales that are cash transactions and how Florida is leading the nation in cash sales.

 

cash

 

http://www.floridarealtors.org/NewsAndEvents/article.cfm?p=1&id=296212

Some of the more interesting statistics from the article:

Florida led the nation last month with what one expert called an “astounding” rate of all-cash home sales: 66 percent, a new report shows.

Among Florida’s metropolitan areas, Brevard County had the highest rate of cash deals: Seven out of every 10 house sales last month went for cash. Next in line was the giant metro area that includes Miami, Fort Lauderdale and West Palm Beach; 69 percent of all sales there were all-cash deals.

The buyers seem to be predominantly foreign buyers who view Florida condominiums and homes as a solid investment without much risk.

Much of the cash buying in South Florida is from foreigners who view condominiums as safe investments. In the past year, large funds have entered the region, buying single-family homes and renting them out for a year or longer. The Blackstone Group of New York and California-based Waypoint Homes are two of the larger funds buying in Broward and Palm Beach counties.

Another interesting stat from the article, speaks about the national Private Equity firms and institutional buyers who HAD been buying up homes in droves have moved on to markets where there is more inventory to choose from and not quite as overheated market conditions.

Private-equity firms and institutional buyers have been actively picking up Florida’s lower-priced houses, fixing them up, and renting them for some time already, but those buyers are moving on to other states, RealtyTrac’s report shows. During July, institutional buyers drove 22 percent of the home sales in Georgia, 16 percent in Nevada, 15 percent in Arizona and 14 percent in Florida.

These institutional buyers made national headlines in recent months as they purchased distressed homes in bulk, renovated them and rented them out in record numbers throughout Florida.

http://www.palmbeachpost.com/news/business/real-estate/nearly-700-florida-foreclosures-sold-in-bulk-to-pr/nR7LM/

But it seems that these institutional buyers are looking towards greener pastures.    Or at least a market that’s not so competitive as Florida this year.