Posts Tagged ‘Santa Clara County California’

Santa Clara Valley Real Estate Report – September 2012

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This Market is Going Nowhere
Although prices have been rising nicely since the beginning of the year, most of this is due to high end homes being bid up by the insta-aires from the recent IPOs.The bottom end of the market is being squeezed by investors out-bidding home-buying families, and the middle of the market is going nowhere because they are still underwater.The market will continue in this vein for at least the next couple of years, unless we see some drastic principal reductions.

The recent court case against the big five lenders: Bank of America, Wells Fargo, Chase, Citigroup and Ally Financial, requiring them to provide principal reductions, may quick start the market.

What should I do if I think I may qualify for a principal reduction or refinanced mortgage? Contact your lender/servicer and ask them to review your case.

If I take the money, what rights do I give up? Individual borrowers do not give up any right to sue.

As part of this deal, state attorneys general gave up the right to sue the mortgage servicers for foreclosure abuses arising out of the robo-signing scandal. However, they reserve the right to sue — or press charges for criminal behavior — if they uncover improper acts when the loans were originated or when they were securitized.

When will the new rules and bank policies be put into place? Most of them have already become part of bank policies.

When will homeowners find out if they’re eligible for a principal reduction or refinancing? The banks have said they expect to get started very quickly. The first step will be to identify borrowers who qualify for the deal.

AUGUST MARKET STATISTICS

Sales of single-family, re-sale homes took a dip last month, dropping 4.9% year-over-year.

Home inventory was off 34.4% from last August.

The median price for homes rose 14.4% year-over-year. This pushed the sales price to list price ratio to 101.8%. The median price has been higher than the year before for the past seven months. The sales price to list price ratio has been over 100% for the past six months.

The average price for homes was up 13.5% year-over-year. The average price has been higher than the year before for the past ten months in a row.

Pending home sales turned around for the first time since last November and were down 3% .

SALES MOMENTUM…

for homes dropped 2.3 points to +2.

PRICING MOMENTUM…

has been on the up-swing the past seven months. It gained 1.2 points to +2.

WE CALCULATE…

momentum by using a 12-month moving average to eliminate seasonality. By comparing this year’s 12-month moving average to last year’s, we get a percentage showing market momentum.

CONDO STATISTICS…

The median price for condos jumped 41.7% year-over-year and is now at its highest price since July 2008.

Condo inventory was down 79.6% from last July.

This is an extraordinarily tough market for buyers. It’s important to be calm and realistic. If you don’t know what to do or where to begin, give me a call and let’s discuss your situation and your options.

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Santa Clara Valley Real Estate Report – May 2012

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HIGHLIGHTS

– Market in a frenzy.

– Sales price to list price over 100% to 100.6%. Palo Alto’s sp/lp ratio was 108.6%.

– Home inventory won’t be increasing any time soon.

Low inventory and high demand are pushing the local real estate market to the extreme with buyers waiving contingencies, property inspections and even appraisals.

The last few months of multiple offers has forced the sales price to list price ratio for single-family, re-sale homes up to 100.6%, a level we haven’t seen since May 2010.

Prices have followed with the average home price now at it’s highest level since July 2008.

The high end of the market, however that is defined in a particular city, is on fire. The low end of the market is being driven by investors with cash and is also totally out of whack. The middle market, the move-up market is soft because the entry-level homeowners are still underwater.

What’s next?

That’s hard to tell because inventory is incredibly low. Home inventory is at its lowest point since December 2004. We don’t see that changing much in the near future for several reasons.

First, there is not a lot of new home building going on, which is necessary to relieve the pressure.

Second, many existing homeowners aren’t going anywhere. If they have good jobs here, where would they go?

Lastly, forget about phantom inventory. As of March, the banks owned 1,757 properties in the county. That number includes homes AND condos. There are currently 1,552 homes AND condos actively listed for sale.

Even if the banks put all their inventory on the market, it’s only five weeks worth!

We’re stuck with this market for at least the next year.

APRIL MARKET STATISTICS

As was to be expected, the largest price increases for single-family, re-sale homes were in Los Altos, up 19.7% year-over-year, Palo Alto, up 22.8%, Morgan Hill, up 17.2%, and Mountain View, up 10.6%. These are the median prices.

Even more telling is the sales price to list price ratios. Palo Alto weighs in at 108.6%. Mountain View and Cupertino were at 104%. Los Altos was 103.4%. The county as a whole was at 100.3%. Even San Jose was at 100%.

Home sales were down 3.9% year-over-year, and that’s not a function of low demand! Home sales have been lower than the year before for the past five months.

The condo side of things isn’t much different. Inventory is at its lowest level since January 2005, The median price for condos was up 22.6% compared to last April. The sales price to list price ratio was 100.9%.

This is an extraordinarily tough market for buyers. It’s important to be calm and realistic. If you don’t know what to do or where to begin, give me a call and let’s discuss your situation and your options.

Go to my on-line site SCVReport.com for the full report, plus a city-by-city breakdown.

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Santa Clara Valley Real Estate Report March/April 2012

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HIGHLIGHTS

– Market turns in favor of sellers.

– Inventory at lowest level since December 2004, and, only at 20% of its peak in July 2008.

– Multiple offers are again the norm.

When you have too much money chasing too few properties, what do you get? You have the Santa Clara County real estate market. Due to a confluence of events, and perceptions, the real estate market in Santa Clara County is out of balance.

The two major events in the Silicon Valley real estate market are a surging tech industry, plus its attendant IPOs, along with a surge of Chinese taking money out of China and moving it into the United States. See this link from USA Today for a full discussion: http://tinyurl.com/cyuom4t.

The major perception, or mis-perception, within the local real estate market by sellers is that the recent and imminent IPOs will generate a few thousand new millionaires thereby exacerbating demand and driving prices up further.

Unfortunately for these sellers’, there’s a new kid on the block, it’s called the secondary stock market. Many of the paper millionaires have already cashed out all or some of their stock in the secondary market and they’re now on the market for homes. See this link from Business Insider for more details: http://tinyurl.com/6m23zv8.

With inventory at its lowest level since December 2004, and at only 20% of its peak in July 2008, multiple offers are once again the norm. This is true in the best neighborhoods, i.e. those with the best school districts.

When we say multiple offers, we’re not talking 3, 5, or 7 offers. No, we’re talking 10, 20 and 30 offers, and, in some instances, 50 offers on the same home.

So, to all you potential sellers out there, it’s time to re-think your strategy.

MARCH MARKET STATISTICS

As was to be expected, the largest price increases for single-family, re-sale homes were in Los Altos, up 19.9% year-over-year, Palo Alto, up 6.5%, Los Gatos, up 8%, and Mountain View, up 12.2%.

Average prices were up even higher, reflecting the high demand for $1MM+ homes. The average price is Los Altos gained 26.8% year-over-year. In Los Gatos, the gain was 15.8%.

Home sales were down 5.9% year-over-year. But, as we mentioned in our opening commentary, that’s more a function of low inventory than demand, which is quite high. Now if only the banks would start releasing some of their inventory onto the market. As of February, the banks owned 1,939 properties, of which only a small percentage are currently listed. Compare that with the 1,288 homes actively for sale.

The median price for condos was up 10.3% compared to last March.

Inventory of both homes and condos continues to be weak. Home inventory was down 29.2% compared to last February. Condo inventory was down 74% year-over-year.

Pending home sales were up 31.8% year-over-year. Condo pending sales were up 10.1% year-over-year.

Go to my on-line site SCVReport.com for the full report, plus a city-by-city breakdown.

If you would like to search for properties in the Santa Clara Valley, go to my online search form at: MLS Search

If you find the Santa Clara Valley Real Estate Report useful and know someone else who might, please feel free to forward this e-mail to them. There is also a four page printable version with more articles here:
Printable Report.

Santa Clara Valley Real Estate Report – March 2012

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– Mortgage Debt Relief Act to Expire at end of year.

– The median price for homes was up 4.4% year-over-year in February.

– The number of properties owned by the banks was down 15.6% year-over-year.

Once upon a time, when a homeowner did a short sale, the IRS counted the difference between what the bank took and what the homeowner owed as income. Not much incentive there for sellers.

In 2007, the federal government enacted the MDRA that allows qualified taxpayers to exclude that “income”.

The law will end December 31st.  You must close the short sale by then.

Other qualifications include:
· Good for up to $2,000,000 in forgiven debt.

· Only works for principal homes.

· The tax rule can be applied to debt used to refinance your home, provided the principal balance of the old mortgage, immediately before the refinancing, would have qualified.

See “The Mortgage Forgiveness Debt Relief Act and Debt Cancellation” for additional information. Use this link: http://tinyurl.com/5pe43f.

If you are upside down and are having problems making your payments, it’s time to do something. It’s going to take a long time before an upside down property becomes positive.

FEBRUARY MARKET STATISTICS
For fifteen months the median price for single- family, re-sale homes has been lower than the year before. But, in February, the median price was up 4% year-over-year.

Even better, the average price was up 11.9% compared to last February, reflecting that more $1MM+ homes are selling.

Home sales were down 3.4% year-over-year. Condo sales were down year-over-year by 3.9%.

The median price for condos was up 5.1% compared to last February.

Inventory of both homes and condos continues to be weak. Home inventory was down 23.3% compared to last February: 1,389 homes actively listed. Condo inventory was down 70.8% year- over-year.Pending home sales were up 22.9% year-over- year. Condo pending sales were up 12.8% year- over-year.

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